JP2012216165A - Appraisal value calculation program, appraisal value calculation method and appraisal value calculating device - Google Patents

Abstract

PROBLEM TO BE SOLVED: To mechanically calculate an evaluated value of an appraisal object.SOLUTION: A computer executes: a step for selecting a case example including common elements with multiple elements included in an appraisal object; a step for selecting a first coefficient group to calculate an estimated value of the appraisal object, and a second coefficient group to calculate an estimated value of the case example; a step for calculating a total of values, which are individually obtained by multiplying each coefficient in the first coefficient group by a value of each corresponding element, as the estimated value of the appraisal object; a step for, with respect to each of the elements, calculating a difference between a value, which is obtained by multiplying a corresponding coefficient in the first coefficient group to an element of the appraisal object by a value of the element, and a value, which is obtained by multiplying a corresponding coefficient in the second coefficient group to an element of the case example by a value of the element; a step for calculating a proportion of the difference to the estimated value of the appraisal object; a step for calculating a proportion of the estimated value of the appraisal object to that of the case example, based on the sum of the proportions of the difference of each element to the estimated value of the appraisal object; and a step for calculating an evaluated value of the appraisal object, based on the proportion and an actual value of the case example.

Description

  The present invention relates to a technique for calculating an evaluation amount of an evaluation object.

  There are a transaction case comparison method, a profit return method, a cost method, and the like as a method for obtaining an evaluation value of the price of real estate or rent. Among them, the transaction case comparison method is a frequently used method, and a transaction that actually occurs in the market is used as a basis for price determination. The transaction case comparison method first collects a large number of transaction cases, selects an appropriate case from the collected cases, adjusts the transaction price of each case as necessary, and compares regional factors and Compare the individual factors to determine the price obtained, and calculate the estimated price of the target property. The regional factors are factors relating to the land where the real estate exists, the surrounding area of the land, and the like, for example, the distance to the nearest station, the width of the road in front of the target site, and the like. An individual factor is a factor peculiar to real estate, for example, age, exclusive area, floor plan, and the like.

  The price obtained by the transaction case comparison method is called a comparable price. The implementation of the transaction case comparison method, that is, the task of obtaining a comparable price, is mainly performed by comparing regional factors and individual factors. The task of comparing regional factors and comparing individual factors is called comparison work.

  FIG. 12 is a diagram illustrating an example of the comparison table. The comparison table is a table used in the comparison operation. In the example shown in FIG. 12, a comparison table is shown in the case where the comparison work is performed for regional factors when determining the comparison price of the land unit price of the target site. In the example shown in FIG. 12, each item is a regional factor, and as the regional factor, the width of the front road (indicated as “street condition” in FIG. 12), the distance to the nearest station (in FIG. 12, “traffic access condition” ”, The surrounding environment of the location (indicated as“ environmental conditions ”in FIG. 12), and the local district of the land under the City Planning Act (indicated as“ administrative conditions ”in FIG. 12). In addition, “One College of Technology” in “Administrative Conditions” in FIG. 12 indicates “First Type Low-rise Residential Region” of the City Planning Law, and the parenthesized pay rate and floor space rate are shown in parentheses in order.

  In the comparison table shown in FIG. 12, the land that is the width of the front road is 5 m, the distance to the nearest station A station is 500 m, the normal residential area, and the first type low-rise residential area is set as the evaluation target area. Yes. The operation for comparing the evaluation target site with Cases 1-3 and obtaining a comparative price will be described below.

(1) Compare the target area with each case and find the disparity rate for each item in each case.
The disparity rate is obtained by quantifying the difference between the evaluation target site and each case for each item. In FIG. 12, the disparity rate is quantified as a percentage as follows, for example, with the evaluation target place being ± 0%. The disparity rate of the street condition is a value of + 1% every 1 m wide from the width (5 m) of the front road of the target site, and a value of -1% (indicated as “▲ 1%”) every 1 m narrower. The disparity rate of the traffic approach condition is a value that becomes + 1% every 100 m from the distance (500 m) to the nearest station (A station) of the evaluation target site, and -1% every 100 m away.

  The disparity rate of the environmental conditions is, for example, a value of −10% when a vacant land remains. When the regional districts are the same, the disparity rate of administrative conditions is a value that becomes + 1% for every 10% increase from the floor area ratio (100%) of the target site, and -1% for every 10% decrease.

(2) Find the regional disparity between cases.
The regional disparity shows the evaluation of each case with respect to the evaluation target area as a ratio. Regional disparity is determined based on the sum of disparity rates for each item. As a method of summing the disparity rates of the items, either summation or synergistic product may be used. When an item is only an individual factor, the total value of the disparity rate of each item may be referred to as an individual disparity.

In FIG. 12, the regional disparity is shown as a ratio of evaluation of each case when the evaluation of the evaluation target site is set to 1. Specifically, in FIG. 12, the regional disparity has a value obtained by adding 100 to the sum of disparity rates (percentage) of each item in each case as a numerator and 100 as a denominator. The denominator 100 is a value indicating the evaluation 1 of the evaluation target site as a percentage.

  For example, in case 1, disparity rate of street conditions-1%, disparity rate of traffic access conditions + 2%, disparity rate of environmental conditions ± 0%, disparity rate of administrative conditions ± 0%, other disparity rates Since it is ± 0%, the regional disparity is (100 + 1) / 100 = 101/100.

(3) Calculate the estimated value for each case.
For each case, the ratio between the actual land unit price of each case and the regional disparity is calculated to calculate a trial calculation value of the land unit price of the evaluation target land. That is, the actual land unit price of each case is multiplied by the reciprocal of the regional disparity to calculate a trial calculation value of the land unit price of the evaluation target land. In the example illustrated in FIG. 12, a trial calculation value of the land unit price of the evaluation target site is calculated for each of the cases 1-3.

(4) Calculate the comparative price.
A comparative price (evaluation amount) is calculated from the estimated value obtained for each case. For example, the reference price (evaluation amount) is obtained from the average value or median value of the trial calculation values obtained for each case. In FIG. 12, the relative price (evaluation value) of the land unit price of the target land is obtained as an average value of the trial calculation values obtained for each case.

  As described in (1)-(4) above, in the transaction case comparison method, the calculation process until the comparable price is obtained is easy to understand.

  In addition, as another method for obtaining the property evaluation value, there is a method using multiple regression analysis. For example, in Patent Document 1 below, a property is classified according to a predetermined rule, a price evaluation model is constructed by multiple regression analysis for each classification, and an evaluation is requested using an optimal price evaluation model from among the price evaluation models. The value of the property is calculated.

  FIG. 13 is a diagram illustrating an output example of the evaluation price range of the requested property obtained using the multiple regression analysis shown in FIG. 19 of Patent Document 1. In the example shown in FIG. 13, the evaluation price range P2 of the requested property and the sale example P1 of the requested property are output.

JP 2001-117773 A JP 2005-316797 A

  When calculating the appraisal value of an evaluation target site using the transaction case comparison method as shown in FIG. 12, the disparity rate of each item is based on real estate appraisal based on various materials related to price formation factors and numerous transaction cases. Since it is determined by the analysis of many years of analysis and comparison with the evaluation target site based on experience, there are problems such as non-mechanical, costly and lack of objectivity.

On the other hand, when calculating the evaluation amount of the evaluation target site using multiple regression analysis as shown in FIG. 13, the evaluation price range P2 of the requested property is calculated from the sales example P1 of the requested property. It is not clear whether it was. In other words, unless the statistics are understood, the calculation process and meaning cannot be understood, and only the result (display price range) is presented. In addition, since the forecast value calculated using multiple regression analysis is normally distributed, there is a possibility that the forecast value will deviate from the actual price level.

  In view of the problems described above, an object of the present invention is to provide an evaluation amount calculation apparatus that can mechanically calculate an evaluation amount of an evaluation object.

  One aspect of the present invention is an evaluation value calculation program for calculating an evaluation value of a real estate property to be evaluated by comparison with a case of a real estate property including a transaction amount. The evaluation value calculation program includes an input / output unit to / from a first storage unit that holds information on price formation factors of a plurality of real estate properties and a transaction amount of each real estate property, and each of a plurality of price formation factors of the real estate property A computer including an input / output unit for a second storage unit that stores a coefficient group including a coefficient corresponding to the above-described function is caused to function as follows. It is made to function as a selection part which selects the real estate article used as an example from a 1st memory | storage means. Further, a coefficient for selecting a first coefficient group for calculating the predicted value of the transaction amount of the real estate property to be evaluated and a second coefficient group for calculating the predicted value of the transaction value of the real estate property of the example It functions as a group selection unit. In addition, the sum of the value of each price formation factor corresponding to each coefficient included in the first coefficient group is calculated as a predicted value of the transaction amount of the property to be evaluated, and for each of a plurality of price formation factors, A value obtained by multiplying the value included in the first coefficient group corresponding to the price formation factor of the real estate property to be evaluated by the value of the price formation factor, and a second value corresponding to the price formation factor of the example real estate property The difference between the coefficient included in the coefficient group and the value obtained by multiplying the value of the price formation factor is calculated, and the ratio of the difference with respect to the predicted value of the transaction amount of the property to be evaluated for each of the plurality of price formation factors It functions as a factor ratio calculation unit for calculating The coefficient group is, for example, a regression coefficient group for multiple regression analysis. According to one aspect of the present invention, the ratio of the difference to the predicted value of the transaction amount of the property object to be evaluated corresponds to the disparity rate in the transaction case comparison method, and the user It is possible to mechanically acquire the disparity rate of each price formation factor as an objective value simply by inputting the price formation factor item.

  The evaluation amount calculation program which is one aspect of the present invention further sets the computer to a value of the sum of the ratios of the differences with respect to the predicted value of the transaction amount of the property object to be evaluated for each of a plurality of price formation factors. Based on this, it is made to function as a ratio calculation unit that calculates the ratio between the predicted value of the transaction value of the real estate property to be evaluated and the predicted value of the transaction value of the example real estate property. Furthermore, the value obtained by multiplying the transaction value of the real estate property of the case held in the first storage means by the ratio between the predicted value of the transaction value of the real estate property to be evaluated and the predicted value of the transaction value of the real estate property of the case It functions as an appraisal value calculation unit that calculates the appraisal value of the property to be evaluated. Further, according to one aspect of the present invention, the ratio of the predicted value of the transaction value of the real estate property to be evaluated and the predicted value of the transaction value of the example real estate property is mechanically evaluated. An evaluation amount can be calculated.

  Moreover, in the evaluation amount calculation program which is one of the aspects of the present invention, the selection unit, as the real estate property of the case, from the first storage unit, a plurality of prices common to a plurality of price forming factors of the evaluation object. A real estate property that has a formation factor and whose value of at least one price formation factor is within a predetermined range from the value of the price formation factor of the property to be evaluated may be selected. As a result, it is possible to calculate the evaluation amount of the real estate property to be evaluated with higher accuracy.

In the evaluation amount calculation program which is one aspect of the present invention, the selection unit selects a plurality of real estate properties as examples from the first storage means, and the factor ratio calculation unit, for each real estate property as an example, The ratio calculation unit calculates the ratio of the above difference to the forecast value of the transaction value of the real estate property subject to evaluation of each price formation factor. Based on the sum of the ratios of the above differences to the predicted value of the transaction amount, the ratio between the predicted value of the transaction value of the real estate property to be evaluated and the predicted value of the transaction value of the example real estate property is calculated to calculate the evaluation value For each of a plurality of real estate properties as examples, the Department multiplies the transaction value of the real estate property as a case by the ratio of the predicted value of the transaction value of the real estate property to be evaluated and the predicted value of the transaction value of the real estate property as an example Calculating a value, it may be calculated as the evaluation value of the plurality of real estate real estate evaluated the average value of the calculated values for each of the cases. Moreover, in the evaluation amount calculation program which is one aspect of the present invention, the selection unit selects a plurality of real estate properties as examples from the first storage means, and the factor ratio calculation unit determines each real estate property as an example. For each real estate property as an example, the ratio calculation unit calculates the ratio of the above difference to the predicted value of the transaction value of the real estate property subject to evaluation of each price formation factor. Based on the sum of the ratios of the above differences to the forecasted transaction value, calculate the ratio between the forecasted value of the real estate property to be evaluated and the forecasted value of the real estate property in the case For each of a plurality of real estate properties as examples, the calculation unit multiplies the transaction value of the real estate property as a case by the ratio between the predicted value of the transaction value of the real estate property to be evaluated and the predicted value of the transaction value of the real estate property as an example Values were calculated, may be calculated as the evaluation value of the plurality of real estate evaluation of real estate the median of the calculated values for each of the cases. As a result, the evaluation value of the real estate property to be evaluated can be calculated from the plurality of real estate properties as examples, so that the accuracy of the evaluation value is increased.

  Furthermore, the present invention can be grasped as a method or apparatus as one aspect. In addition, one aspect of the present invention may be a program in which the above-described program is recorded on a recording medium that can be read by a computer, other devices, machines, or the like. Here, a computer-readable recording medium is a recording medium that stores information such as data and programs by electrical, magnetic, optical, mechanical, or chemical action and can be read from a computer or the like. Say.

  For example, one of the other aspects of the present invention is an evaluation value calculation method for calculating an evaluation value of a real estate property to be evaluated by comparison with a case of a real estate property including a transaction amount. In this evaluation value calculation method, each of the input / output means to / from the first storage means for holding information on the price formation factors of a plurality of real estate properties and the transaction amount of each real estate property, and each of the plurality of price formation factors of the real estate properties A computer comprising: an input / output unit to and from a second storage unit that holds a coefficient group including a coefficient corresponding to a step of selecting a real estate property as an example from the first storage unit; and a real estate property to be evaluated Selecting a first coefficient group for calculating the predicted value of the transaction amount of the first and a second coefficient group for calculating the predicted value of the transaction value of the real estate in the case, and the first coefficient group The sum of the value of each price formation factor corresponding to each factor included in is calculated as the forecast value of the transaction value of the real estate property to be evaluated, and the price of the real estate property to be evaluated for each of several price formation factors Responding to formation factors A value obtained by multiplying a coefficient included in the first coefficient group by the value of the price formation factor and a coefficient included in the second coefficient group corresponding to the price formation factor of the real estate in the example are The difference between the price and the value multiplied by the value is calculated, and for each of a plurality of price formation factors, the ratio of the difference to the predicted value of the transaction value of the property to be evaluated is calculated, and each of the plurality of price formation factors is calculated. Calculate the ratio of the estimated value of the transaction value of the real estate property to be evaluated and the predicted value of the transaction value of the example real estate property, based on the sum of the ratios of the difference to the predicted value of the transaction value of the real estate property to be evaluated And the transaction value of the real estate property of the case held in the first storage means multiplied by the ratio of the predicted value of the transaction value of the real estate property to be evaluated and the predicted value of the transaction value of the real estate property of the case Real estate listings subject to value evaluation Performing a step of calculating the amount, the.

Another aspect of the present invention is an evaluation value calculation device that calculates an evaluation value of a real estate property to be evaluated by comparison with a real estate property example including a transaction value. The evaluation value calculation device includes: an input / output unit to / from a first storage unit that holds information on price formation factors of a plurality of real estate properties and a transaction amount of each real estate property; and a plurality of price formation factors of the real estate property The input / output means to the second storage means holding the coefficient group including the coefficient corresponding to, the selection unit for selecting the real estate property as an example from the first storage means, and the transaction amount of the real estate property to be evaluated A coefficient group selecting unit that selects a first coefficient group for calculating a predicted value and a second coefficient group for calculating a predicted value of the transaction amount of the real estate in the case; and a first coefficient group Calculate the sum of the price formation factors corresponding to each included coefficient as the forecast value of the transaction value of the real estate property being evaluated, and form the price of the real estate property being evaluated for each of multiple price formation factors Included in the first coefficient group corresponding to the factor The difference between the value obtained by multiplying the value of the price formation factor by the coefficient and the value obtained by multiplying the value of the price formation factor by the coefficient included in the second coefficient group corresponding to the price formation factor of the real estate in the example For each of the multiple price formation factors, calculate the ratio of the difference to the forecasted value of the transaction value of the real estate property to be evaluated, and calculate the transaction amount of the real estate property to be evaluated for each of the multiple price formation factors. A ratio calculating unit that calculates a ratio between a predicted value of the transaction amount of the real estate property to be evaluated and a predicted value of the transaction value of the real estate property of the example based on the sum of the ratios of the difference to the predicted value; Real estate property subject to evaluation multiplied by the ratio between the transaction value of the real estate property of the case held in the storage means and the predicted value of the transaction amount of the real estate property to be evaluated and the predicted value of the transaction value of the real estate property of the case Calculated as the evaluation value of Comprising a calculation unit, a.

  According to the present invention, the evaluation amount of the evaluation object can be mechanically calculated.

It is a figure which shows the structural example of the rent evaluation amount calculation system of a real estate property. It is a figure which shows the example of the hardware constitutions of a rent calculation server and a client terminal. It is an example of the information which a rent database holds. It is a figure which shows the example of the information which a model database hold | maintains. It is an example of a rent model held in a model database when there are a plurality of items for specifying a model. It is an example of the flowchart of the rent evaluation amount calculation process in a rent calculation server. It is an example of the input screen of the information of the evaluation object property in a client terminal. It is a figure which shows the example of the priority of selection of the example currently hold | maintained at the rent calculation server. It is a figure which shows the calculation example of the trial calculation value of the rent of an evaluation object property. It is a figure which shows the example of calculation of the evaluation value of the rent of an evaluation object property. It is an example of an output screen of the evaluation amount of the rent of the property for evaluation. It is a figure which shows an example of a comparison table. It is a figure which shows the example of an output of the evaluation price range of the request | requirement property calculated | required using the multiple regression analysis shown in patent document 1. FIG.

  Hereinafter, embodiments of the present invention will be described with reference to the drawings. The configuration of the following embodiment is an exemplification, and the present invention is not limited to the configuration of the embodiment.

<First Embodiment>
FIG. 1 is a diagram illustrating a configuration example of a rent evaluation amount calculation system for real estate properties. The rent evaluation value calculation system 100 according to the first embodiment is a system for calculating the evaluation value of the rent of the evaluation target property from the actual rents of a plurality of cases whose price formation factors are similar to the evaluation target property. The price formation factor is a factor that affects the evaluation value of the property to be evaluated. For example, there are regional factors and individual factors.

The rent evaluation amount calculation system 100 includes a server system 1 and a client terminal 2 connected to the server system 1 via a network 5. The server system 1 includes a rent calculation server 10, a rent database 3 and a model database 4 connected to the rent calculation server 10. For example, the network 5 may be a public network such as the Internet or a mobile phone network, or may be a private network managed by an organization such as a company.

(Server system)
FIG. 2 is a diagram illustrating an example of a hardware configuration of the rent calculation server 10. The rent calculation server 10 includes a processor 101, a main storage device 102, an input device 103, an output device 104, an auxiliary storage device 105, a portable recording medium drive device 106, and a network interface 107, which are connected to each other via a bus 109. Information processing apparatus. The information processing apparatus is, for example, a dedicated computer for rent calculation.

  The input device 103 is, for example, a pointing device such as a keyboard and a mouse. The input device 103 can include an image input device such as a camera and a scanner, and an audio input device such as a microphone. Data input from the input device 103 is output to the processor 101.

  The network interface 107 is an interface for inputting / outputting information to / from the network. The network interface 107 is connected to a wired network and a wireless network. The network interface 107 is, for example, a NIC (Network Interface Card), a wireless LAN (Local Area Network) card, a wireless circuit for connecting to a mobile phone network, or the like. Data received by the network interface 107 is output to the processor 101.

  The main storage device 102 is a storage device that provides the processor 101 with a storage area and a work area for loading a program stored in the auxiliary storage device 105, and is used as a buffer. The main storage device 102 is a semiconductor memory such as a RAM (Random Access Memory), for example.

  The auxiliary storage device 105 stores various programs and data used by the processor 101 when executing each program. The auxiliary storage device 105 is, for example, an EPROM (Erasable Programmable ROM) or a hard disk (Hard Drive Disc). The auxiliary storage device 105 holds, for example, an operating system (OS), a rent evaluation amount calculation program, and other various application programs.

  The portable recording medium driving device 106 drives the portable recording medium and reads data recorded on the portable recording medium. The read data is output to the processor 101. The portable recording medium is, for example, a USB (Universal Serial Bus) memory, a CD (Compact Disc), a disc recording medium such as a DVD (Digital Versatile Disc), or a recording medium such as a flash memory card.

The processor 101 is, for example, a CPU (Central Processing Unit) or a DSP (Digital Signal Processor). The processor 101 executes various processes by loading the OS and various application programs held in the auxiliary storage device 105 into the main storage device 102 and executing them.

  The output device 104 outputs the processing result of the processor 101. The output device 104 is a display or a printer. The output device 104 can include an audio output device such as a speaker.

In FIG. 1, the example of a function structure of the rent calculation server 10 is shown. The processor 101 of the rent calculation server 10 executes the rent evaluation amount calculation program held in the auxiliary storage device 105 to execute the case selection unit 11, the model selection unit 12, the inequality calculation unit 13, the trial calculation value calculation unit 14, and the evaluation. It operates as the amount calculation unit 15.

  The case selection unit 11 selects a plurality of rental cases for comparison with the evaluation target property from the rental cases held in the rent database 3. The model selection unit 12 selects from the model database 4 a rent model constructed by multiple regression analysis suitable for each rental case selected by the case selection unit 11 and each property to be evaluated. The disparity calculating unit 13 obtains a predicted value of rent between each rental case and the property to be evaluated using the rent model selected by the model selecting unit 12, and forms each price for each rental case from these predicted values. Calculate the disparity rate of factors and regional disparities. The trial calculation value calculation unit 14 multiplies the actual rent of each rental case by the reciprocal of the regional difference of each rental case calculated by the disparity calculation unit 13 to calculate a trial calculation value of the rent of the property to be evaluated for each rental case. To do. The evaluation amount calculation unit 15 calculates the evaluation value of the rent of the evaluation target property from the estimated value for each rental case calculated by the estimated value calculation unit 14. Details of the case selection unit 11, the model selection unit 12, the disparity calculation unit 13, the trial calculation value calculation unit 14, and the evaluation amount calculation unit 15 will be described later.

  That is, the rent calculation server 10 uses the ratio of the predicted value of the rent of the case using the multiple regression analysis to the predicted value of the rent of the property to be evaluated using the multiple regression analysis as the regional disparity, and the transaction example comparison method. Calculate the appraisal value of the property to be evaluated using this method.

  The rent database 3 and the model database 4 may be large-capacity storage devices such as HDDs (hard disk drives), for example, and each is a database server having a hardware configuration as shown in FIG. May be. In addition, the rent database 3 and the model database 4 may be formed in the auxiliary storage device 105 of the rent calculation server 10.

  FIG. 3 is an example of information held in the rent database 3. The rent database 3 is a database that holds rental cases for comparison with the evaluation target property when calculating the evaluation value of the rent.

  In the rent database 3, information on a plurality of price formation factors is registered for each rental case. Price formation factors include, for example, local factors such as address, XY coordinates (latitude and longitude), station name, nearest station, distance from the nearest station, distance from the bus stop, free parking, etc., structure, proprietary Individual factors such as area, age, and floor are included. In addition, in each rental case, in addition to price formation factors, information on the monthly rent, common service fee, lump sum, etc. of the rental case, the transaction date of the rental case, and the like are registered. In the first embodiment, the information on the price forming factor may be referred to as “value” including those that are not numerical values.

  In the rent database 3, the price formation factors of each rental case are preliminarily applied to the multiple regression model, and the predicted value of the rent of the rental case, the opening ratio with the actual rent, and the regression coefficient of the used multiple regression model are registered. You can also

が登録されている（ｊは０を含む正の整数）。 FIG. 4 is a diagram illustrating an example of information held in the model database 4. In the model database 4, rent models constructed for each model construction condition are registered. The model construction condition is, for example, the nearest station, the railway line, the municipality, etc. In FIG. 4, the rent model in which the nearest station is set as the model construction condition, that is, the rent model constructed for each nearest station. Is shown. The rent model is obtained by multiple regression analysis, and the regression coefficient corresponding to the constant term and the explanatory variable X _j

Are registered (j is a positive integer including 0).

で示される。したがって、図４に示される例の場合、最寄駅毎にモデルを構築するため、定数項は最寄駅に対応し、最寄駅はモデル構築条件に対応する。なお、Ｘ₀は便宜的に設
定したものであるため、Ｘ₀には常に１が代入される（Ｘ₀＝１）。説明変数に設定される価格形成要因には、例えば、構造のように数値ではないものが含まれる。数値ではない価格形成要因については、予め、各値について数値が割り当てられており、対応する数値が説明変数に代入される。例えば、価格形成要因の構造では、鉄骨造、鉄筋造、鉄骨鉄筋コンクリート造等の堅固な構造の場合は１、それ以外の構造の場合は０が説明変数Ｘ₃に代
入される。例えば、価格形成要因のバス便では、バス便の場合には１、バス便ではない場合には０が説明変数Ｘ₅に代入される。例えば、価格形成要因の無料駐車場有では、無料
駐車場がある場合には１、無料駐車場がない場合には０が説明変数Ｘ₇に代入される。ま
た、数値である価格形成要素についても、そのままの値を説明変数に代入するようにしてもよいし、値を別の値に変換して説明変数に代入してもよい。例えば、価格形成要因の最寄駅からの距離では、１００ｍを、Ｌｏｇ１００≒４.６０５の様に対数をとって説明変
数Ｘ₄に代入してもよい。 Each price formation factor is associated with the constant term and the explanatory variable X _j . For example, constant terms, explanatory variables, and price formation factors are set in association with each other as follows.
X ₀ : Nearest station X ₁ : Exclusive area X ₂ : Elapsed years X ₃ : Solid structure X ₄ : Distance from the nearest station X ₅ : Bus service X ₆ : Location floor X ₇ : Free parking lot Constant term Is a factor not included in the explanatory variable. However, in the first embodiment, conveniently handled as X _0. With this setting, the constant term is

Indicated by Therefore, in the example shown in FIG. 4, since a model is constructed for each nearest station, the constant term corresponds to the nearest station, and the nearest station corresponds to the model construction condition. Since X ₀ is obtained by set for convenience, always 1 is substituted into X ₀ (X ₀ = 1). Price formation factors set as explanatory variables include, for example, those that are not numerical values, such as a structure. Regarding price formation factors that are not numerical values, numerical values are assigned in advance to the respective values, and the corresponding numerical values are substituted into the explanatory variables. For example, in the structure of the price formation factor, 1 is assigned to the explanatory variable X ₃ for a solid structure such as a steel structure, a reinforced structure, a steel reinforced concrete structure, and 0 for other structures. For example, in the case of a bus service that is a price formation factor, 1 is assigned to the explanatory variable X ₅ for a bus service, and 0 is not used for a bus service. For example, if there is a free parking lot as a price formation factor, 1 is substituted into the explanatory variable X ₇ when there is a free parking lot and 0 when there is no free parking lot. As for price forming elements that are numerical values, the value as it is may be substituted for the explanatory variable, or the value may be converted into another value and substituted for the explanatory variable. For example, in the distance from the nearest station of the price formation factor, 100 m may be logarithmically assigned to the explanatory variable X ₄ as Log 100≈4.605.

  The example shown in FIG. 4 is an example in which a rent model is constructed for each nearest station as a model construction condition, but is not limited thereto, and for example, a rent model may be constructed for each railway line. Alternatively, the model construction condition may be, for example, a combination of the nearest station and area zone, a combination of the nearest station and age, or a combination of the nearest station, area zone and age. Also good.

FIG. 5 is an example of a rent model held in the model database 4 when there are a plurality of items for specifying a rent model. The item specifying the rent model is the model construction condition. In the example shown in FIG. 5, there are three model construction conditions, the nearest station, the elapsed years zone, and the area zone, and they are handled as three combinations of X ₀ , X ₁ , X ₂ , and so on. Also in this case, X ₀ = 1 is handled. In the first embodiment, it is assumed that the model database 4 stores the rent model for each nearest station shown in FIG.

The disparity calculation unit 13 calculates the predicted value of the rent and the predicted value of the case of the property to be evaluated using information held in the rent database 3 (FIG. 3) and the model database 4 (FIG. 4 or FIG. 5). The predicted value of the rent of the property to be evaluated and the predicted value of case i are expressed by the following formula 1, for example.

(Client terminal)
FIG. 2 is a diagram illustrating an example of a hardware configuration of the client terminal 2. The client terminal 2 includes a processor 201, a main storage device 202, an input device 203, an output device 204, an auxiliary storage device 205, a portable recording medium drive device 206, and a network interface 207, which are connected to each other via a bus 209. Information processing apparatus. The information processing apparatus of the client terminal 2 is a general-purpose computer such as a personal computer (PC), a PDA (Personal Digital Assistant), a mobile phone terminal, a smartphone, or an electronic book terminal. In 1st Embodiment, PC installed in the store of a real estate agent is assumed. The hardware configuration of the client terminal 2 is substantially the same as that of the rent calculation server 10 as shown in FIG.

  In FIG. 1, an example of a functional block diagram of the client terminal 2 is shown. The client terminal 2 operates as the input unit 21 and the display unit 22 by accessing a web page provided by the rent evaluation amount calculation system 100 using, for example, a web browser.

  The input unit 21 receives an input of property information to be evaluated from the user of the client terminal 2 and transmits it to the rent calculation server 10. The display unit 22 outputs the rent evaluation amount of the evaluation target property calculated and transmitted by the rent calculation server 10 to the output device 204 (display or the like) of the client terminal 2.

(Operation example)
FIG. 6 is an example of a flowchart of a rent evaluation amount calculation process in the rent calculation server 10. The process shown in FIG. 6 is started when information on the property to be evaluated is received from the client terminal 2.

  In OP <b> 1, the case selection unit 11 receives and analyzes information on the evaluation target property transmitted from the client terminal 2.

FIG. 7 is an example of an input screen for information on the property to be evaluated in the client terminal 2. On the input screen for information on the property to be evaluated, there are provided input fields for items necessary for specifying similar cases and rent models and items necessary for predicting the evaluation amount. Items necessary for specifying similar cases and rent models are, for example, address, nearest station, exclusive area, elapsed years, structure, and the like. The items necessary for predicting the predicted value and the evaluation value are, for example, items necessary for identifying similar cases and rent models, distance from the nearest station, distance from the bus stop, number of floors, free parking The presence or absence of a parking lot. In the example shown in FIG. 7, columns for inputting the address of the property to be evaluated, the nearest station, the number of minutes from the nearest station, the completion date, the structure, and the exclusive area are provided.

  For example, the case selection unit 11 analyzes the information of the evaluation target property input through the input screen illustrated in FIG. 7 and obtains the price formation factor (item of the comparison table) of the evaluation target property. A message that prompts the user to input missing information on the client terminal 2 may be displayed, and the user may additionally input the missing information.

  In OP2, the case selection unit 11 selects a predetermined number of cases similar to the evaluation target property. The case selection unit 11 determines the priority order of the cases registered in the rent database 3 based on the input information on the evaluation target property and the selection conditions. The case selection unit 11 selects a predetermined number of cases from the top of the determined priority order.

  FIG. 8 is a diagram illustrating an example of priority of selection of cases held in the rent calculation server 10. The table shown in FIG. 8 is held in the auxiliary storage device 105 of the rent calculation server 10, for example. In the example shown in FIG. 8, three conditions 1-3 are set as selection conditions for determining the priority order.

  For example, in the case where the priority is 1st, the property to be evaluated and the nearest station are the same (Condition 1), and the elapsed years are within ± 1 year of the elapsed years of the property to be evaluated (Condition 2). This is an example that satisfies all the conditions 1-3, in which the date is within one year (condition 3). In the case where the priority is second, the property to be evaluated and the nearest station are the same (Condition 1), and the elapsed years are within ± 5 years of the elapsed years of the property to be evaluated (Condition 2). This is an example that satisfies all the conditions 1-3, in which the date is within one year (condition 3). In this way, the condition that the priority order is the first is set most severely, and the lower the priority order, the milder the condition (the range specified by the condition becomes wider).

  For example, the case selection unit 11 selects a predetermined number (for example, three) of cases according to the priority order as shown in FIG. For example, when there is no case satisfying the condition 1-3 with the first priority, the case selection unit 11 selects a predetermined number of cases from the cases satisfying the condition 1-3 with the second priority. To do. At this time, if there are more cases than the predetermined number satisfying the condition 1-3 with the second priority, the case selection unit 11 adds a condition and adds it to the condition 1-3. The case that satisfies the specified condition is selected. The same applies when there are more cases than the predetermined number satisfying the condition 1-3 in which the priority order is 1st.

  The example selection conditions are not limited to the example shown in FIG. 8, and the area, structure, distance from the nearest station, and the like may be incorporated into the conditions. Further, the case selection conditions and the priority order of the case selection conditions as shown in FIG. 8 can be freely set by an administrator of the rent evaluation amount calculation system 100 or the like.

In OP3, the model selection unit 12 selects a rent model that matches the model construction condition for each of the evaluation target property and the case selected by the case selection unit 11. For example, when a rent model is constructed for each nearest station as a model construction condition as in the example shown in FIG. 4, the model selection unit 12 selects a rent model that matches the nearest station as an evaluation target property. And a rent model suitable for each of the selected cases. For example, when the model construction conditions are a plurality of combinations as in the example shown in FIG. 5, the model selection unit 12 selects the rent model that matches the combination of the model construction conditions as the evaluation target property and the selected example. Select a suitable rent model for each.

In OP4, the disparity calculating unit 13 calculates the ratio of the predicted rent value of each case to the predicted rent value of the evaluation target property as the regional difference between each case and the evaluation target property.
The regional disparity is defined by the following formula 2 from the predicted value of the property to be evaluated and the predicted value of case i.

(Regional disparity calculation method 1)
The first method for calculating the regional disparity is to calculate the regional disparity and also the disparity rate of each price formation factor. First, Equation 2 is modified as follows.

の値（図４、図５）は既知であり、式１から評価対象物件の賃料の予測値も算出可能である。したがって、上記の式２の変形式から評価対象物件と事例ｉとを比較した地域格差が算出される。また、評価対象物件と事例ｉとを比較した際のｊ番目の価格形成要因の格差率は、式２のように地域格差を定義した場合、以下の式３で示すことができる。

Value of explanatory variable X _ij for the property to be evaluated and case i (Fig. 3), regression coefficient

(FIGS. 4 and 5) are known, and the predicted value of the rent of the property to be evaluated can be calculated from Equation 1. Therefore, the regional disparity in which the evaluation target property and the case i are compared is calculated from the modified expression of Expression 2 above. In addition, the disparity rate of the j-th price formation factor when comparing the property to be evaluated with case i can be expressed by the following equation 3 when the regional disparity is defined as in equation 2.

Formula 3 is each term of Σ of the modified formula of Formula 2 above. When the rent model of the property to be evaluated and the rent model of case i are the same, the disparity rate of the j-th price forming factor is expressed by the following formula 4.

(Calculation method 2 for regional disparity)
When only the regional disparity needs to be obtained, the regional disparity is calculated from the predicted value of the property to be evaluated and the predicted value of each case i. In the method 2 for calculating the regional disparity, the regional disparity is calculated by the following equation 5 in which equation 1 is substituted into equation 2.

  The disparity calculating unit 13 calculates the regional disparity compared with each case using any one of the above-described regional disparity calculating methods. When the disparity calculating unit 13 calculates the regional disparity compared with each case using the regional disparity calculating method 1, in addition to the regional disparity compared with each case, the transaction case comparison method shown in FIG. It is also possible to obtain the inequality rate of each price formation factor corresponding to each inequality rate in the comparison table. When the disparity calculating unit 13 calculates the regional disparity compared with each case using the regional disparity calculating method 2, only the regional disparity compared with each case can be calculated. Moreover, the disparity rate of each price formation factor may be an individual factor instead of a regional factor, or a regional factor and an individual factor may be mixed.

  In OP5, the trial calculation value calculation unit 14 calculates the trial calculation value of the rent of the evaluation target property when each case i is compared with the comparison target property, using the regional difference calculated by the disparity calculation unit 13.

  FIG. 9 is a diagram illustrating a calculation example of the trial calculation value of the rent of the property to be evaluated. The estimated value of the rent of the property to be evaluated when compared with Case i is obtained by multiplying the rent (unit price) of Case i by the reciprocal of the regional disparity calculated by the disparity calculating unit 13.

  In OP6, the evaluation amount calculation unit 15 calculates the evaluation value of the rent of the evaluation target property from the estimated calculation value of the rent of the evaluation target property when compared with each case i calculated by the trial calculation value calculation unit.

  FIG. 10 is a diagram illustrating a calculation example of the rent evaluation amount of the evaluation target property. FIG. 10 shows each estimated value calculated from Case 1-3. These trial calculation values are calculated by the trial calculation value calculation unit 14. In FIG. 10, the evaluation amount calculation unit 15 calculates the average value of the trial calculation values calculated from each case i as the evaluation value of the rent of the evaluation target property. Note that the median of the estimated values may be obtained as the rent evaluation value of the property to be evaluated.

  The evaluation value calculation unit 15 transmits the calculated evaluation value of the rent of the evaluation target property to the client terminal 2. In the client terminal 2, the display unit 22 outputs the evaluation amount of the evaluation target property to the output device 204 such as a display.

  FIG. 11 is an example of an output screen for the evaluation value of the rent of the property to be evaluated. Note that in the disparity calculating unit 13, the regional disparity value obtained by the regional disparity calculating method 1 and the regional disparity value obtained by the calculating method 2 are not necessarily the same. However, there is little error between the two, and the valuation value of the calculated property rent is calculated in units of, for example, thousand yen, one hundred yen, ten yen, and is rounded down, rounded up, or rounded off. Is done. Therefore, even if the regional disparity is calculated by any method, the evaluation value of the rent of the evaluation target property is the same amount with a high probability.

In the above description, in OP2, the case selection unit 11 selects about three cases, and the model selection unit 12, the disparity calculation unit 13, the trial calculation value calculation unit 14, and the evaluation amount calculation unit 15
The two cases were compared and the evaluation value of the rent of the property to be evaluated was calculated. Instead, in OP2, the case selection unit 11 selects about 10 to 30 cases. For example, Patent Document 2 and Japanese Unexamined Patent Application Publication No. 2006 The evaluation amount of the property to be evaluated may be determined by selecting an optimal combination of three cases using the technology disclosed in -146609.

(Operational effects of the first embodiment)
In 1st Embodiment, the ratio of the predicted value of the rent of the example with respect to the predicted value of the rent of an evaluation object property is used for regional disparity. When obtaining the predicted value of the property to be evaluated and the case, a rent model obtained in advance by multiple regression analysis is used. Therefore, unlike the conventional transaction case comparison method, it is possible to automatically obtain an evaluation amount simply by inputting information into each price formation factor item of the property to be evaluated. In addition, the disparity rate of each price formation factor is not determined by the real estate appraiser, but is determined from the rent model and the value of each price formation factor of the property to be evaluated and the case in Formula 3 above. The evaluation value of the rent of the property is an objective value.

  In the first embodiment, for example, by setting various model construction conditions, such as every station, every building age, etc., and preparing a rent model according to various model construction conditions, the route price is set to the region. Compared to the evaluation method used for disparity, various properties can be evaluated. Moreover, in the evaluation method using the route price, the route price is updated every year, so the link between the route price data and the sales example must be updated every year. In the first embodiment, however, every year such as the route price. Since the data to be updated is not used, the cost for maintaining the system can be reduced.

  In addition, the calculation process is easier to understand as in the case of the transaction case comparison method, even when there is no specialized knowledge, compared to the case where the evaluation is performed using only multiple regression analysis. Further, when only the multiple regression analysis is used, since the predicted value is normally distributed, there is a possibility that it becomes a value deviating from the actual price level. In the first embodiment, for example, in the case shown in FIG. Similar cases are selected according to the selection conditions, and these cases also approximate the price level, so that the accuracy of the comparative price (evaluation amount) can be kept high.

(Other)
In the first embodiment, the evaluation value of the rent of the real estate has been described. However, the present invention is not limited to the rent, but can be applied to the calculation of the evaluation value of the land price, the property price, and the like. Moreover, it is applicable not only to real estate properties but also to evaluation of antiques, for example, by changing price formation factors and models. The disparity calculating unit 13 can calculate not only regional disparities but also individual disparities regarding individual factors.

  In the first embodiment, the server-client system has been described. For example, a single computer such as a general-purpose PC or PDA is used to input information about the property to be evaluated, calculate the evaluation amount, and output the information. It is also possible to realize the same processing described in the first embodiment.

The above embodiment discloses the following aspects (referred to as supplementary notes).
(Appendix 1)
Computer
A ratio calculator that calculates a ratio between the predicted value of the evaluation object and the predicted value of the case;
An evaluation value calculation unit for calculating a trial calculation value calculated based on the actual value of the case and the ratio as the evaluation value of the evaluation object;
Evaluation value calculation program to function as
(Appendix 2)
The evaluation value calculation program according to supplementary note 1, which causes the computer to function as a selection unit that selects the case for comparison with the evaluation target.
(Appendix 3)
The ratio calculation unit calculates a predicted value of the evaluation object and a predicted value of the case, and calculates the ratio from the calculated predicted value of the evaluation object and the predicted value of the case The evaluation value calculation program according to 1 or 2.
(Appendix 4)
The computer,
A coefficient group including coefficients corresponding to each of a plurality of elements included in the evaluation object, a first coefficient group for calculating a predicted value of the evaluation object, and a predicted value of the case Function as a coefficient group selection unit that selects a second coefficient group for
The selection unit includes, as the example, a case in which a plurality of elements common to a plurality of elements of the evaluation object are included, and a value of at least one element is within a predetermined range from the value of the evaluation object. Selected,
The ratio calculation unit calculates the sum of the value of each element of the evaluation object and the coefficient of the first coefficient group corresponding to each element as the predicted value of the evaluation object, and the case The evaluation value calculation program according to supplementary note 3, wherein a sum obtained by multiplying the value of each element and the coefficient of the second coefficient group corresponding to each element is calculated as the predicted value of the case.
(Appendix 5)
The computer,
A coefficient group including coefficients corresponding to each of a plurality of elements included in the evaluation object, a first coefficient group for calculating a predicted value of the evaluation object, and a predicted value of the case Function as a coefficient group selection unit that selects a second coefficient group for
The selection unit is a case having a plurality of elements common to a plurality of elements of the evaluation object as the case, and a value of at least one element is within a predetermined range from a value of the evaluation object Select a case,
The ratio calculation unit
Calculating a sum of values of elements corresponding to the respective coefficients included in the first coefficient group as a predicted value of the evaluation object;
For each of the plurality of elements, a value obtained by multiplying the coefficient included in the first coefficient group corresponding to the element of the evaluation object by the value of the element, and the second corresponding to the element of the case Calculate the difference between the value of the element multiplied by the coefficient included in the coefficient group,
The evaluation value calculation program according to supplementary note 2, wherein a ratio of the difference with respect to a predicted value of the evaluation object is calculated for each of the plurality of elements.
(Appendix 6)
The ratio calculation unit
Appendix 5 that calculates the ratio between the predicted value of the evaluation object and the predicted value of the case based on the sum of the ratios of the differences with respect to the predicted value of the evaluation object for each of the plurality of elements The evaluation value calculation program described.
(Appendix 7)
The evaluation value calculation unit calculates a trial calculation value of the evaluation object for each of a plurality of cases, and uses an average value of the trial calculation values of the evaluation object for each of the plurality of cases calculated as an evaluation value of the evaluation object. The evaluation value calculation program according to any one of supplementary notes 1 to 6 to be calculated.
(Appendix 8)
The evaluation value calculation unit calculates a trial calculation value of the evaluation object for each case, and calculates a median value of the evaluation values of the evaluation object for each calculated case as an evaluation value of the evaluation object. The evaluation value calculation program according to any one of 6.
(Appendix 9)
Computer
A ratio calculating step for calculating a ratio between a predicted value of the evaluation object and a predicted value of the case;
An evaluation value calculation step of calculating a trial calculation value calculated based on the actual value of the case and the ratio as an evaluation value of the evaluation object;
Evaluation value calculation method for executing
(Appendix 10)
A ratio calculator that calculates a ratio between the predicted value of the evaluation object and the predicted value of the case;
An evaluation value calculation unit for calculating a trial calculation value calculated based on the actual value of the case and the ratio as the evaluation value of the evaluation object;
An evaluation value calculation device including

DESCRIPTION OF SYMBOLS 1 Server system 2 Client terminal 3 Rent database 4 Model database 5 Network 10 Rent calculation server 11 Case selection part 12 Model selection part 13 Disparity calculation part 14 Trial calculation part 15 Evaluation amount calculation part

Claims (7)

An evaluation value calculation program for calculating an evaluation value of a real estate property to be evaluated by comparing with a real estate property example including a transaction amount,
Input / output means to / from the first storage means for holding information on the price forming factors of a plurality of real estate properties and the transaction amount of each real estate property, and a coefficient including a coefficient corresponding to each of the plurality of price forming factors of the real estate property A computer comprising: input / output means for second storage means for holding groups;
A selection unit for selecting a real estate property as an example from the first storage means;
A coefficient for selecting the first coefficient group for calculating the predicted value of the transaction amount of the real estate property to be evaluated and the second coefficient group for calculating the predicted value of the transaction value of the real estate property of the example A group selector;
Calculating the sum of the value of each price forming factor corresponding to each coefficient included in the first coefficient group as a predicted value of the transaction amount of the property object to be evaluated;
For each of the plurality of price formation factors, a value obtained by multiplying the coefficient included in the first coefficient group corresponding to the price formation factor of the real estate property to be evaluated by the value of the price formation factor, and the real estate of the example Calculating a difference between a value included in the second coefficient group corresponding to the price formation factor of the property and a value obtained by multiplying the value of the price formation factor,
For each of the plurality of price formation factors, a factor ratio calculation unit that calculates a ratio of the difference with respect to a predicted value of a transaction amount of the property object to be evaluated;
Evaluation value calculation program to function as Said computer further
Based on the value of the sum of the ratios of the differences with respect to the predicted value of the transaction value of the property object to be evaluated for each of the plurality of price forming factors, the predicted value of the transaction value of the property object to be evaluated and the example A ratio calculator that calculates the ratio of the transaction value of the real estate property
The transaction value of the real estate property of the case held in the first storage means is multiplied by the ratio between the predicted value of the transaction value of the real estate property to be evaluated and the predicted value of the transaction value of the real estate property of the case An evaluation value calculation unit for calculating a value as an evaluation value of the real estate property to be evaluated;
The evaluation amount calculation program according to claim 1, which is caused to function as: The selection unit has a plurality of price formation factors common to a plurality of price formation factors of the evaluation object as the real estate property of the case from the first storage unit, and at least one of the price formation factors The evaluation value calculation program according to claim 1 or 2, wherein a real estate property whose value is within a predetermined range from the value of the price formation factor of the real estate property to be evaluated is selected. The selection unit selects a plurality of real estate properties as the case from the first storage means,
The factor ratio calculation unit calculates a ratio of the difference with respect to a predicted value of a transaction amount of the property object to be evaluated for each price forming factor for each property as the example,
The ratio calculation unit, for each real estate property as the example, based on the value of the sum of the ratios of the differences with respect to the predicted value of the transaction value of the real estate property to be evaluated for each price formation factor Calculate the ratio between the forecast value of the transaction value of the property and the forecast value of the transaction value of the real estate property in the above example,
For each of the plurality of real estate properties as examples, the evaluation value calculation unit includes a predicted value of the transaction value of the real estate property to be evaluated and a transaction value of the real estate property of the example as the transaction value of the real estate property as the example. A value obtained by multiplying a ratio with a predicted value is calculated, and an average value of the calculated values for each of the plurality of real estate properties as the example is calculated as an evaluation value of the real estate property to be evaluated. Evaluation amount calculation program described. The selection unit selects a plurality of real estate properties as the case from the first storage means,
The factor ratio calculation unit calculates a ratio of the difference with respect to a predicted value of a transaction amount of the property object to be evaluated for each price forming factor for each property as the example,
The ratio calculation unit, for each real estate property as the example, based on the value of the sum of the ratios of the differences with respect to the predicted value of the transaction value of the real estate property to be evaluated for each price formation factor Calculate the ratio between the forecast value of the transaction value of the property and the forecast value of the transaction value of the real estate property in the above example,
For each of the plurality of real estate properties as examples, the evaluation value calculation unit includes a predicted value of the transaction value of the real estate property to be evaluated and a transaction value of the real estate property of the example as the transaction value of the real estate property as the example. A value obtained by multiplying a ratio with a predicted value is calculated, and a median value of the calculated values for each of the plurality of real estate properties as the example is calculated as an evaluation value of the real estate property to be evaluated. Evaluation amount calculation program described. An evaluation value calculation method for calculating an evaluation value of a real estate property to be evaluated by comparing with a case of a real estate property including a transaction amount,
Input / output means to / from the first storage means for holding information on the price forming factors of a plurality of real estate properties and the transaction amount of each real estate property, and a coefficient including a coefficient corresponding to each of the plurality of price forming factors of the real estate property A computer comprising: input / output means for second storage means for holding groups;
Selecting a real estate property as an example from the first storage means;
A step of selecting a first coefficient group for calculating a predicted value of a transaction amount of the real estate property to be evaluated and a second coefficient group for calculating a predicted value of the transaction amount of the real estate property of the example When,
Calculating the sum of the value of each price forming factor corresponding to each coefficient included in the first coefficient group as a predicted value of the transaction amount of the property object to be evaluated;
For each of the plurality of price formation factors, a value obtained by multiplying the coefficient included in the first coefficient group corresponding to the price formation factor of the real estate property to be evaluated by the value of the price formation factor, and the real estate of the example Calculating a difference between a value included in the second coefficient group corresponding to the price formation factor of the property and a value obtained by multiplying the value of the price formation factor,
For each of the plurality of price formation factors, calculating a ratio of the difference with respect to a predicted value of a transaction amount of the property object to be evaluated;
A method for calculating the valuation amount. An evaluation value calculation device for calculating an evaluation value of a real estate property to be evaluated by comparing with a case of a real estate property including a transaction amount,
Input / output means to / from a first storage means for holding information on price formation factors of a plurality of real estate properties and the transaction amount of each real estate property;
Input / output means to / from a second storage means for holding a coefficient group including coefficients corresponding to each of a plurality of price forming factors of the real estate property;
A selection unit for selecting a real estate property as an example from the first storage means;
A coefficient for selecting the first coefficient group for calculating the predicted value of the transaction amount of the real estate property to be evaluated and the second coefficient group for calculating the predicted value of the transaction value of the real estate property of the example A group selector;
Calculating the sum of the value of each price forming factor corresponding to each coefficient included in the first coefficient group as a predicted value of the transaction amount of the property object to be evaluated;
For each of the plurality of price formation factors, a value obtained by multiplying the coefficient included in the first coefficient group corresponding to the price formation factor of the real estate property to be evaluated by the value of the price formation factor, and the real estate of the example Calculating a difference between a value included in the second coefficient group corresponding to the price formation factor of the property and a value obtained by multiplying the value of the price formation factor,
For each of the plurality of price formation factors, a factor ratio calculation unit that calculates a ratio of the difference with respect to a predicted value of a transaction amount of the property object to be evaluated;
An evaluation amount calculation device comprising:

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