JP2017016354A - Secondhand sale price assessment system, program, and method - Google Patents

Abstract

PROBLEM TO BE SOLVED: To enable prices of real estate properties in an apartment house to be calculated on the basis of an objective and fully reliable standard and presented to an owner.SOLUTION: A secondhand sale price assessment system 0200 for assessing secondhand sale prices of assessment dwelling units, which are dwelling units for which secondhand sale prices are calculated, in an assessment apartment house, which is an apartment house including the assessment dwelling units comprises: an assessment rule storing part 0201 that stores an assessment rule, which is a rule for assessing the secondhand sale prices of the assessment dwelling units other than sold dwelling units in the assessment apartment house, which are dwelling units already sold as secondhand dwelling units, on the basis of a relationship between newly-built offering prices of the sold dwelling units and newly-built offering prices of the assessment dwelling units, and secondhand sale price of the sold dwelling units; and an assessment part 0202 that assesses the secondhand sale prices of the assessment dwelling units on the basis of the stored assessment rule.SELECTED DRAWING: Figure 2

Description

  The present invention relates to a system for calculating a second-hand selling price of a real estate property in an apartment house such as an apartment, an operation method of the system, a program for operating the system, and the like.

When dealing with second-hand properties of real estate, it is usual to request a reference value for the transaction price from a specialist such as a real estate agent or real estate appraiser when calculating the selling price of the property. Real estate agents calculate and calculate a reasonable price based on their own knowledge and present it to the owner of the real estate property or those who wish to acquire it.
Here, the reference price of the transaction price by the above experts may be determined by subjective factors such as experience and know-how, and whether the transaction price is appropriate for both parties because the calculation method is unclear. There were cases where the reliability was not enough. For this reason, in order to increase the reliability of transactions, there has been known a technique for ensuring the appropriateness of the calculated and calculated transaction price by making the calculation method of the transaction price objective. Specifically, in Patent Document 1, based on a past transaction example of a real estate property, the information on the property subject to the transaction example (area, surrounding environment, etc.) and the information on the real estate property subject to the transaction are compared. Describes how to calculate the estimated transaction price of the property. Patent Document 2 discloses a technique for calculating an estimated transaction price by using information such as a repair history and a legal useful life as a correction factor for a real estate property sale price.

JP 2006-331004 A JP 2009-251986 A

  However, all of these technologies aim to make information objective in terms of making it possible to evaluate information such as the size of the room, surrounding environment, repair history and building age, but how to use this information? In terms of whether or not to digitize, it was still impossible to overcome the problems of the prior art in that it included arbitrary and subjective judgments by the evaluator. For this reason, even if these conventional technologies are used, it is difficult to say that the real estate owner or purchase applicant is able to calculate and present the transaction price of the real estate that can be truly trusted.

  In order to solve the problems as described above, the present invention provides second-hand sales of a calculated dwelling unit in a calculated dwelling unit including a calculated dwelling unit that is a dwelling unit for calculating a second-hand selling price or / and a unit price of a second-hand selling price. A pre-sale price calculation system for calculating a unit price of a price or / and a pre-sale price, and for the calculated dwelling unit other than the sold dwelling unit that is a pre-sold dwelling unit of the calculated apartment house The relationship between the unit price at the time sale price or / and the sale price and the unit price at the time of new construction of the calculated dwelling unit, and / or the unit price of the sale price, the used sale price of the sold unit and / or the unit price of the used sale price, Based on the calculation rule holding unit that holds the calculation rule, which is a rule for calculating the second-hand selling price of the calculated dwelling unit and / or the unit price of second-hand selling price, and based on the held calculation rule , And a calculator to calculate the basis unit price of pre-sale price and / or pre-sale price of calculation dwelling units Te propose such as pre-sale price calculation system with.

  By adopting the present invention mainly having the above-described configuration, it becomes possible to objectively show rules for calculating second-hand sales prices of real estate properties in apartment buildings. It is possible to present a highly reliable transaction price calculated based on an excellent calculation rule.

Conceptual diagram of a used sales price calculation system common to the present invention The figure which shows an example of the functional block of the used sales price calculation system of Embodiment 1. Schematic diagram of calculated apartment house and calculated dwelling unit The figure which shows an example of the information utilized by the calculation rule hold | maintained at a calculation rule holding part The figure which shows an example of the flow of processing of calculation rule application target information acquisition The figure which shows an example of the calculation rule hold | maintained at a calculation rule holding part Diagram showing an application example of calculation rules Diagram for explaining an example of used sales price output calculated by the calculation unit Diagram for explaining another example of used sales price output calculated by the calculation unit Schematic which shows an example of a structure at the time of implement | achieving each functional structure of the used sales price calculation system of Embodiment 1 as hardware. The figure which shows an example of the process of the used sales price calculation system of Embodiment 1. The figure which shows an example of the functional block of the used sales price calculation system of Embodiment 2. Graph showing the transition of selling price and used trading price for use in comparison rules The figure which shows an example of the functional block of the used sales price calculation system of Embodiment 3. The figure which shows another example of the functional block of the used sales price calculation system of Embodiment 3. The figure which shows an example of a process of the used sales price calculation system of Embodiment 3. The figure which shows another example of the process of the used sales price calculation system of Embodiment 3. The figure which shows an example of the functional block of the used sales price calculation system of Embodiment 4. A graph showing an example of the transition of the selling price and used trading price for use in the time rule The figure which shows an example of a process of the used sales price calculation system of Embodiment 4. The figure which shows an example of the functional block of the used sales price calculation system of Embodiment 5. Graph to explain an example of the rate of rise / fall rate rule Diagram showing information used for the rate of rise / fall rule The figure which shows an example of the process of the used sales price calculation system of Embodiment 5. The figure which shows an example of the functional block of the used sales price calculation system of Embodiment 6. The figure which shows another example of the functional block of the used sales price calculation system of Embodiment 6. The figure which shows another example of the functional block of the used sales price calculation system of Embodiment 6. The figure which shows another example of the functional block of the used sales price calculation system of Embodiment 6. The figure which shows an example of a process of the used sales price calculation system of Embodiment 6. The figure which shows another example of the process of the used sales price calculation system of Embodiment 6. The figure which shows an example of the functional block of the used sales price calculation system of Embodiment 7. Schematic which shows an example of a structure at the time of implement | achieving each functional structure of the used sales price calculation system of Embodiment 7 as hardware. The figure which shows an example of a process of the used sales price calculation system of Embodiment 7.

  Embodiments of the present invention will be described below with reference to the drawings. The mutual relationship between the embodiment and the claims is as follows. First, the first embodiment mainly corresponds to claims 1, 9, 11 and the like. The second embodiment mainly corresponds to claim 2 and the like. The third embodiment mainly corresponds to claim 3 and the like. The fourth embodiment mainly corresponds to claim 4 and the like. The fifth embodiment mainly corresponds to claim 5 and the like. The sixth embodiment mainly corresponds to claims 6 and 7. The seventh embodiment mainly corresponds to claims 8, 10, 12 and the like. In addition, this invention is not limited to these embodiments at all, and can be implemented in various modes without departing from the scope of the invention.

<< Embodiment 1 >>
<Overview>
FIG. 1 is a conceptual diagram of use of a used sales price calculation system common to the present invention including this embodiment. As shown in the figure, the pre-sale price calculation system according to the present embodiment is for the dwelling units (for example, Room 101, Room 102, etc.) constituting one apartment house (for example, A apartment, B apartment, Corp C). Obtain and grasp the sale price at the time of new construction from an external terminal, etc., obtain the sales price (second-hand sales price) in a second-hand sale transaction for a certain unit (for example, Room 202, Room 1802, etc.) Based on this, it is characterized by calculating a pre-sale price that is considered appropriate for other dwelling units (for example, room 1702) in the same apartment house. Here, “dwelling unit” simply refers to a property of a single apartment, and does not limit the use of the calculated dwelling unit to a residence (the same applies throughout the description).

<Functional configuration>
FIG. 2 is a diagram illustrating an example of functional blocks of the used sales price calculation system according to the present embodiment. As shown in this figure, the “second-hand sales price calculation system” 0200 of this embodiment includes a “calculation rule holding unit” 0201 and a “calculation unit” 0202. Below, each structure of the said functional block is demonstrated in detail.

  Here, first, the function block of the pre-sale price calculation system described below can be realized as hardware, software, or both hardware and software. Specifically, if a computer is used, a CPU, a main memory, a GPU, an image memory, a graphic board, a bus, or a secondary storage device (a storage medium such as a hard disk, a nonvolatile memory, a CD, a DVD, and the like) Media reading drives, input devices used for information input, touch panels, printers, scanner devices and other external peripheral devices, and other hardware components, interfaces for external peripheral devices, communication interfaces, and hardware Driver programs for controlling the wear and other application programs. Then, by the arithmetic processing of the CPU in accordance with the program developed on the main memory, the data input from the input device or other interface etc. and held in the memory or hardware is processed and accumulated, or each of the hardware And commands for controlling the software are generated. Here, the program may be realized as a plurality of modularized programs, or may be realized as a single program by combining two or more programs. Furthermore, it is good also as a storage medium which recorded this program. The same applies to devices associated with the second-hand selling price system of the present embodiment.

  The used sales price calculation system of the present invention can be realized as a system by combining with one or a plurality of devices. A part of such an apparatus can be configured as software. Further, a storage medium in which such software is recorded is naturally included in the technical scope of the present invention (the same applies throughout the present specification, not limited to the present embodiment).

  The “calculation rule holding unit” 0201 is a relationship between the new sale price of the sold unit and the new sale price of the calculated dwelling unit for the calculated dwelling unit other than the sold dwelling unit which is a used sale unit of the calculated apartment house, A calculation rule that is a rule for calculating a second-hand selling price of a calculated dwelling unit based on the second-hand selling price of the sold dwelling unit is held. “Second-hand contracted dwelling unit” means a dwelling unit that has been sold and sold again at least once among the dwelling units sold at the time of new construction of the calculated apartment house, and is a dwelling unit other than the calculated dwelling unit Means. Therefore, it does not mean that the calculated dwelling unit has never been traded after being sold at the time of new construction. That is, the calculated dwelling unit may not have been subject to any sales transaction even after being sold at the time of new construction, or may have already been subject to a sales transaction after that.

  The calculation rule held by the calculation rule holding unit is calculated using the relationship between the sales price of newly sold units at the time of new construction and the new unit's sales price at the time of new construction, and the used selling price of the sold units. It is a rule used when calculating the second-hand selling price of a dwelling unit, and it can be considered to be a predetermined function. More specifically, the sales price at the time of new construction of sold units, the sales price at the time of new construction of calculated units, numerical values indicating the relationship between them, used sales price of sold units, coefficients, etc. Each is also positioned as a calculation rule.

  The “relationship between the sales price at the time of new construction of sold units and the sales price at the time of new construction of the calculated dwelling unit” herein may be expressed in any way as long as objective evaluation is possible. For example, it can be expressed by the difference between the sales price at the time of new construction of the sold unit and the sales price at the time of new construction of the calculated unit, or it can be expressed by the price ratio between the sales price at the time of construction of the new unit and the new unit. Possible (details will be described later). The calculation rule to be held is not limited to one type, and a plurality of different calculation rules may be held to be selectable. By adopting this configuration, the calculation unit described later can use a plurality of calculation rules, which can contribute to the used sales price calculation from a multifaceted perspective.

Here, the details of the calculation rule will be described in detail regarding the use of the relationship between the sales price of newly sold units at the time of new construction and the sales price at the time of new construction of the calculated unit to increase the reliability in calculating the used sales price of the calculated unit.
In general, the sales price at the time of new construction of each dwelling unit in the apartment is set by a developer who has the authority to sell, and the sales price at the time of new construction of each dwelling unit in one calculated apartment is different. The developer sets the selling price at the time of new construction according to the layout, size, view, presence / absence and level of noise, sunlight, sunshine hours, location (for example, whether it is a corner room), and other attributes of each unit. FIG. 3 is shown here. This figure is a schematic diagram of the calculated apartment house and the calculated dwelling unit. The room number of each dwelling unit, the floor plan, and the selling price at the time of new construction (assumed as November 2013) (Sale price at the time of new construction) is stated (assuming that an expressway passes right next to the 5th floor of the condominium, and the ceiling on the top floor of the adjacent building (rooftop) ) Is located).
In general, the price of a corner room is different between the corner room and the other rooms because the degree of noise from the adjacent dwelling unit (whether it is affected by noise from both sides) or the size of the veranda space is different. High level. In addition, if a dwelling unit is on a higher floor, the selling price is usually higher than that of a lower floor dwelling unit that has the same floor plan. However, in the case of the A apartment, the 6th floor dwelling unit tends to have a higher selling price than the above level because the noise, exhaust gas, and view level are favorable conditions compared to the 5th floor dwelling unit adjacent to the expressway. In addition, the 17th floor of the A apartment is the same height as the top floor of the adjacent building, and the view is inferior to that of the 18th floor dwelling unit. However, the selling price tends to be high.
Developers have carefully decided the selling price at the time of new construction based on the above various attributes. By including the relationship between the newly sold sale price of the contracted dwelling unit and the calculated dwelling unit at the time of new construction in the content of the calculation rule, it becomes possible to calculate the secondhand selling price of the calculated dwelling unit that is rational and highly reliable.

  Further, FIG. 4 is shown. This figure is a diagram showing an example of each piece of information that can be used by a calculation rule held in a calculation rule holding unit. In other words, the selling price at the time of new construction for each dwelling unit ID (in this case, the room number is used as the dwelling unit ID) for identifying each dwelling unit constituting the A apartment identified by the condominium ID 40023X that is an ID for identifying the calculated apartment house Is recorded, and the pre-sale price is recorded for sold units that were used. For example, from the same figure, there are no second-hand transactions since the units 101 and 201 were sold at the time of new construction (as of November 2013), but the room 102 was in November 2014 and the room 202 was In January 2015, Room 1802 was traded and sold in September 2014. (Hereinafter, for the sake of convenience, each piece of information that can be used by the calculation rules will be collectively referred to as “calculation rules.” Sometimes referred to as “applicable information”).

  In this embodiment, the calculation rule application target information is acquired in advance from a terminal managed by a developer, a real estate company, the sold dwelling unit, the owner of the calculation dwelling unit, or other person who can know the calculation rule application target information, and is stored in the database. It is possible. It is conceivable that this database functions as a calculation rule application target information holding unit that constitutes a part of the used sales price calculation system of this embodiment. Moreover, when calculating a used sales price in a postscript calculation part, the structure acquired by methods, such as via a network, from an external terminal etc. may be sufficient. In this case, a calculation rule application information acquisition unit for acquiring calculation rule application target information from the outside is provided. By adopting a configuration for acquiring the calculation rule application target information as necessary, it is possible to reduce the burden of performing the update process of the calculation rule application target information by itself.

  By the way, as the calculation rule application target information, the floor plan and size of each dwelling unit as shown in Fig. 4, the unit price at the time of new construction, the unit price according to the used sales price, the buying and selling time when used transactions were made, etc. Information related to the transaction of the dwelling unit may be stored in association with the dwelling unit ID. By holding various types of calculation rule application target information, it is possible to calculate the used sales price according to the characteristics of each unit by using the information for calculating the used sales price.

  Here, the flow of processing for obtaining calculation rule application target information will be described with reference to the flowchart shown in FIG. First, in step S0501, it is determined whether there is data of calculation rule application target information to be input, such as a new housing sale price or a used sales price of an apartment house. If it is determined that there is not, the subsequent processing is not performed, but if it is determined that there is, the process proceeds to step S0502. In step S0502, a condominium ID, which is an ID for identifying a calculated apartment house, is input, and in step S0503, a dwelling unit ID of a dwelling unit that is a target of data input is input. Thereafter, when calculation rule application target information to be input is input in step S0504, it is determined in step S0505 whether there is data to be continuously input. If it is a determination result that there is data, the process from step S0503 is repeated, and if it is a determination result that there is no data, the process ends.

  In addition, when entering the sales price at the time of new construction of each dwelling unit that constitutes one apartment house, it is desirable not to end all processing until the input processing of the new sales price at the time of construction of all the dwelling units concerned is completed. . By adopting this configuration, it is possible to prevent the occurrence of a situation in which the calculation rule cannot be applied because the sales price at the time of new construction is not entered.

  FIG. 6 is shown here. The figure shows an example of a calculation rule held by a calculation rule holding unit. Calculation rules may add other rules to the contents shown in the figure, or exclude some rules from the contents, or calculate rules other than those shown in the figure Of course as a rule. Therefore, in the following, the symbols shown in FIG. 6, that is, the relationship between the sales price at the time of new construction of sold units (A1) and the sales price at the time of new construction of calculated units (A2), and the pre-sale price of sold units (B1). Some examples of variations that can be considered as calculation rules for calculating the second-hand selling price (B2) of the calculated dwelling unit will be described as room 1702 as the calculated dwelling unit.

(Calculation rule variation 1)
The sold dwelling unit used for the calculation may be arbitrarily selected from the database holding the calculation rule application target information. Here, it is assumed that room 1802 is selected as the sold-out dwelling unit. Further, as a specific example of the calculation rule, the difference between the sale price at the time of new construction of the sold unit (A1) and the sale price at the time of construction of the new unit (A2) is calculated. The new unit sales price (B1) and the second-hand sale price (B2) ) Is considered as a difference value (calculation rule a). This is expressed as follows.

[Formula 1]

(Calculation rule variation 2)
On the other hand, the content of the calculation rule may be selected from a database holding calculation rule application target information of sold units used for the calculation. For example, the sold dwelling unit that was the object of the most recently used transaction is selected as the calculation target (calculation rule b). Whether or not the transaction is the most recently used transaction is determined by acquiring information such as a used sale ID and a used sale time, which are IDs assigned to each used sale. In the case of the example shown in FIG. 4, room 202 for which second-hand transactions were made in January 2015 is the most recently sold unit sold, and therefore room 202 is used for the calculation. Note that it is conceivable to calculate the second-hand sales price using the above [Formula 1] as a function for specific calculation in this case. By using the most sold second-hand sold units for the calculation, it is possible to calculate a more credible second-hand sales price using the buying and selling trend in the latest second-hand transaction market.

(Calculation rule variation 3)
In addition to the calculation rule b, the calculation rule may be selected from a database of sold units with the same layout as the calculation unit (calculation rule c). For example, when the popularity of 4LDK dwelling units is increasing among family members, the second-hand selling prices of 4LDK dwelling units show a higher upward trend than the second-hand selling prices of other floor-standing dwelling units. Assuming that there is such a tendency, if 4LDK dwelling units are calculated dwelling units, applying calculation rule c, even if a second-hand transaction is recently made for a 2LDK dwelling unit, it is not the dwelling unit. Select a 4LDK dwelling unit for which a second-hand transaction was previously made as a sold dwelling unit. If there are a plurality of sold units with the same floor plan, the 4LDK property for which the second-hand transaction was most recently performed is selected as the sold unit.

  Whether the floor plans are the same is determined by acquiring floor plan information included in the calculation rule application target information. In the case of the example shown in FIG. 4, room 1802 and room 1902, which are the same 2LDK as room 1702 which is the calculated dwelling unit, are first extracted, and the room 1802 where the transaction was most recently performed is extracted. It is selected as the sold dwelling unit used for the calculation. After that, a specific calculation is performed using [Formula 1]. Instead of the floor plan, we will adopt a property that has the same size and view of each unit, the presence and extent of noise, neighboring public facilities, sunlight, sunshine hours, location, and other attributes of each unit as sold units. May be.

  The “calculation unit” 0202 is configured to calculate the used sales price of the calculated dwelling unit and / or the unit price of the used sales price based on the stored calculation rule. Specifically, the pre-sale price of the calculated dwelling unit is calculated by substituting each price into the calculation formula represented by the calculation rule held by the calculation rule holding unit.

  If the calculation rule holding unit employs a configuration that holds a plurality of calculation rules, the calculation unit is provided with a calculation rule selection means that can select one or a plurality of calculation rules from a plurality of calculation rules. It is possible. The calculation rule is selected by receiving a selection input. Moreover, you may calculate the secondhand selling price of a calculation dwelling unit using several calculation rules, respectively. The average value of the plurality of pre-sale prices calculated in this way may be used as the calculation result in the calculation unit. By adopting this configuration, it is possible to calculate used sales prices from various perspectives and to make the calculation results objective and rational.

Here, a case will be described in which the A apartment used in the above description is a calculation apartment house, and the room 1702 is a calculation dwelling unit, and the second-hand sales price of the room 1702 is calculated according to the calculation rule using [Formula 1].
First, in the calculation rule a in which sold units can be arbitrarily selected, when the room 1802 is selected as the sold unit, the used selling price B2 of the calculated unit 1702 is the used selling price (B1, 52 million) of the sold unit. Yen) plus the difference in selling prices at the time of new construction (A2-A1, 5380-5530 = minus 1.5 million yen), it is calculated to be 50.5 million yen (52 million yen-1.5 million yen).

  On the other hand, if calculation rule b is used, the selected sold dwelling unit will be Room 202, and the difference between the newly sold sale price of the calculated dwelling unit and the newly sold sale price of the sold dwelling unit will be 18.9 million yen. The pre-sale price B2 of room 1702, which is the calculated dwelling unit, is calculated to be 50.6 million yen, which is obtained by adding the above difference value to the pre-sale price (31.7 million yen) of the sold dwelling unit.

  In addition, if calculation rule c is used, the sold unit will be selected as Room 1902, and the difference between the new unit sales price of the calculated unit and the new unit sales price of the sold unit will be minus 7 million yen. The second-hand selling price B2 of room 1702, which is a dwelling unit, is calculated to be 501,000,000 yen, which is obtained by adding the above difference value to the second-hand selling price (57.1 million yen) of the sold dwelling unit.

  Furthermore, the content of the calculation rule may be that an average value of values calculated using the plurality of calculation rules (in this case, calculation rules a, b, and c are targets) is used as the calculation result (calculation rule d). ). When the calculation rule d is used, the average value of the calculation results of the three patterns is calculated, and the used sales price B2 of the 1702 room, which is the calculation dwelling unit, is calculated to be 50.4 million yen, which is the calculation result.

  The used sales price calculated by the calculation unit is output by the calculation result output unit in an appropriate manner. Specifically, there are various configurations such as a configuration that is transmitted via a network to a terminal managed by the user who requested the calculation (real estate company, calculated dwelling unit owner, consumer, etc.), printing output by a printer, transmission output by FAX, etc. The following embodiments are possible. In this case, the pre-sale price is output based on the output request of the pre-sale price of a specific calculated dwelling unit from a user who has already been registered for use of the pre-sale price calculation system of this embodiment. To do. For example, when accepting an output request from the owner of a calculated dwelling unit, the second-hand sales price output of a specific calculated dwelling unit (basically a dwelling unit owned by itself) is entered by inputting information for specifying the calculated dwelling unit (for example, dwelling unit ID) Accept the request.

  On the other hand, when an output request is received from a real estate company or the like, the calculated dwelling unit does not necessarily have to be selected by the dwelling unit ID. In that case, the real estate business operator directly or indirectly inputs information for specifying the calculated dwelling unit such as the floor plan and floor number of the calculated dwelling unit to be output. As an example of the indirect input mode mentioned here, the location of the dwelling unit for which calculation is desired is selected from the image images of the two-dimensional or three-dimensional calculated apartment house displayed on the display screen, and the position It is conceivable that the dwelling unit is the calculated dwelling unit.

  Here, in order to identify the output request source as described above, the registration processing performed at the time of starting the use of the second-hand sales price calculation system of the present embodiment is made different in advance. An example of each registration process will be described below.

(Registering the owner of the calculated unit)
When the owner of the calculation unit desires to use it, the calculation unit that the user owns is first selected from the calculation rule application target information, and the registration process is requested by inputting his / her name and name. When the registration processing request is received via the network, the used sales price calculation system issues owner identification information, which is identification information for using this system, and the owner and calculation of the calculation unit that made the registration processing request. Registration processing is performed by associating it with the dwelling unit. The owner identification information here is considered to be character information such as a password and a user ID. After the registration process, the owner identification information is printed out and the printed output is registered mail or the like. Send it to the calculation unit in a form that requires identity verification.
When the owner of the calculated unit requests the calculation of the second-hand selling price of the calculated unit by entering the owner identification information described in the printed material sent above, it is entered in the second-hand selling price calculation system that accepted the request. It is determined whether the owner identification information and the calculation dwelling unit are associated with each other. If the association is established, the calculation process is performed by the calculation unit.

  In addition, since it is not always desirable to calculate the second-hand selling price of another person's dwelling unit, when the calculated dwelling unit owner uses this system, only the dwelling unit owned by him / herself shall be the calculating dwelling unit. It is preferable to adopt a configuration in which other dwelling units cannot be selected as calculation dwelling units. On the other hand, it is not impeded that the owner of the calculated dwelling unit outputs the second-hand selling price of the dwelling unit owned by the third party to a third party. In this case, the pre-sale price of the calculated dwelling unit is made public by setting a flag having permission to disclose the pre-sale price to a third party in association with the calculated dwelling unit. By adopting this configuration, it is possible to show the second-hand selling price of the calculated dwelling unit to third parties who have not registered for the use of this system, particularly second-hand real estate customers, and to induce second-hand transactions.

(Registration process for real estate companies)
On the other hand, when a real estate company uses this system, it is not necessary to set a special restriction on the dwelling unit to be calculated, and any dwelling unit may be used as the calculated dwelling unit. If the identity of a real estate agent is confirmed by written, verbal, electronic authentication, or other means of identity verification, issuer identification information, which is identification information for identifying the real estate agent, is issued and issued with the real estate agent. Registration processing is performed by associating and holding the business operator identification information. After registration, the operator accepts the input of the operator identification information and the calculation dwelling unit for which the pre-sale price is calculated from the real estate agent, and if the received operator identification information is retained, the calculation process is performed by the calculation unit according to the request. Do.

  Various formats can be considered for the output format of the used calculated price. Here, FIG. This figure is a diagram showing an example in which the calculated used sales price is printed out by a printer. Of course, a configuration in which the same format is displayed and output via a GUI on the network may be used. As shown in the figure, for the user having the user ID “PAT1506” (in this case, the owner of the calculated dwelling unit), the name of the calculation result report is not only a numerical value of the used sales price. In addition, information such as the calculated apartment house, the calculated dwelling unit, and the sales price of the calculated dwelling unit at the time of new construction is also output. In addition, the existence of contracted dwelling units that became the basis for second-hand sales price calculation, second-hand transaction date, second-hand sales price, price difference between second-hand sales price and new construction price, and calculation rules using those information Application examples are also output. In this way, by adopting a configuration that outputs the calculation rule and its specific application method together with the used sales price in the calculation result output unit, the objectivity of the used sales price calculation can be confirmed at a glance, Therefore, the reliability with respect to the calculation result can be increased.

    Incidentally, when outputting the calculation result report described so far, a configuration may be considered in which the sold dwelling unit that is the basis for the used sales price calculation is not specified. FIG. 8b is now shown. This figure is also an example of the calculation result report described with reference to FIG. 8a, but unlike the case of FIG. 8a, there is no description of “Room 202” in the column of “sales completed dwelling unit”, and it is a hidden character. When the owner of the calculated unit uses the second-hand sales price calculation system of this embodiment, it is not preferable to output the second-hand sales price of other units in the same calculated apartment house. In this case, FIG. In the same way, the used calculation price is output in a format in which sold units cannot be specified.

  In addition, an output request history holding unit that holds the history of output requests for second-hand selling prices from owners of calculated units is provided, and an output request desirability determination that determines the degree of output requests for calculation results for each owner of the calculated unit You may provide the structure which provides a part. Specifically, if the number and frequency of output requests exceed the threshold, the owner of the calculated dwelling unit determines that it wants to sell the calculated dwelling unit, and introduces a real estate agent for the transaction. Can be considered. At this time, it is preferable that the real estate agent to be introduced is a real estate agent who has previously calculated the second-hand selling price of the calculated dwelling unit that is the target of the sale. By adopting this configuration, it is possible to match the demand and supply for the calculated dwelling unit and promote smooth secondhand transactions.

  In addition, in the used sales price calculation system of the present embodiment, in addition to using various prices for calculating the used sales price of the calculated dwelling unit, it is also possible to use the unit price of the price. A unit price per square meter may be provided by calculating the unit price by dividing the various prices by the number of floors of each dwelling unit in the used sales price calculation system, or a unit price calculated by an external device may be acquired. (The same applies to the relationship between other prices and unit price throughout this specification unless otherwise specified).

<Specific configuration>
FIG. 9 is a schematic diagram showing an example of a configuration when each functional configuration is realized as hardware when the second-hand sales price calculation system of the present embodiment is realized by one apparatus. The operation of each hardware component will be described with reference to these drawings. The used selling price calculation system includes “CPU” 0901, “storage device (storage medium)” 0902, “main memory” 0903, “input interface” 0904, and “output interface” for executing various arithmetic processes. 0905 and “network interface” 0906, and output, for example, “touch panel” 0914, “scanner” 0924, “display” 0915, calculation result report, and identification information for use registration via the input / output interface. "Printer" 0925 for the user, and "Owner terminal" 0916, which is a terminal managed by the owner of the calculated dwelling unit via the network interface, and "External terminal" 0926, which is a terminal managed by the real estate company, etc. Sends and receives information to and from external peripheral devices. The storage device stores various programs as described below, and the CPU reads these various programs into the work area of the main memory, and develops and executes them. Note that these components are connected to each other via a data communication path such as “system bus” 0907 to transmit / receive information and process information.

(Specific configuration of the calculation rule holding unit)
The calculation rule holding unit is specifically composed of a computer program and computer hardware, and in particular, a rule for calculating the second-hand selling price of the calculated dwelling unit and / or the unit price of the second-hand selling price is calculated in the storage area of the computer. New building sale price or / and sale price per unit price, new construction sale price or / and sale price unit price of sold dwelling units other than the calculated dwelling unit in the calculated apartment house, and second-hand The selling price or / and the used selling price are stored so as to be associated with the unit price. This storage area is a hard disk or main memory which is a nonvolatile memory. Regarding the information that can be associated with each other, a calculation rule holding unit is configured by constructing a database in association with a calculation rule by constructing a database in a storage area.

(Specific composition of the calculation department)
Consists of a computer program and computer hardware, the CPU reads the “calculation program” 0920 from the storage device to the main memory, executes it, reads the calculation rules stored in the main memory, and sells newly sold units at the time of new construction The information on the selling price at the time of new construction of the calculated dwelling unit and the used sales price of the sold dwelling unit is read to calculate the used selling price of the calculated dwelling unit, and the calculation result is stored in a predetermined address of the main memory.

    If multiple calculation rules are held in the calculation rule holding unit, the calculation rule selection subprogram is executed when executing the calculation program, and one or more calculation rules are selected from the read calculation rules. Is selected, the used sales price of the calculated dwelling unit is calculated using the selected calculation rule, and the calculation result is stored in a predetermined address of the main memory.

<Process flow>
FIG. 10 is a diagram illustrating an example of a processing flow in the second-hand sales price calculation system according to the present embodiment. First, in step S1001, it is determined whether or not the used sales price of the calculated dwelling unit is to be calculated, and the process proceeds to step S1002 only when the determination result is that it is calculated. If it is determined that the calculation is not performed, the subsequent processing is not performed. In step S1002, a condominium ID for identifying the calculated apartment house is input, and then in step S1003, the dwelling unit ID of the calculated dwelling unit is input. Thereafter, in step S1004, the sales price at the time of new construction of the calculated dwelling unit is acquired. Here, as described with reference to FIG. 5, a configuration may be conceived in which the sale price at the time of new construction of the calculated dwelling unit recorded and stored in advance in the database is read and acquired.
Next, in step S1005, a process of determining whether there is a sold dwelling unit among the dwelling units in the same calculated dwelling unit is performed. Specifically, as shown in FIG. 5, it is determined whether there is a dwelling unit in which a used transaction ID is recorded among information stored in association with each dwelling unit. If it is determined that there is a dwelling unit in which a used transaction ID is recorded, that is, there is a sold dwelling unit, the process proceeds to step S1006. Otherwise, the subsequent processing is not performed.
In step S1006, the dwell unit ID of a dwelling unit (sales completed dwelling unit) with a used transaction record is acquired. At this time, when there are a plurality of dwell unit IDs of the corresponding sold dwelling units, it is conceivable to obtain a dwell unit ID in which a second-hand transaction with the newest second-hand transaction date was performed. By adopting such a configuration, the latest real estate transaction market situation can be reflected when applying the calculation rules described later. On the other hand, among the plurality of dwelling unit IDs, a configuration may be adopted in which all the dwelling unit IDs of the dwelling units that have been used and sold within a predetermined period (for example, the past one year) are acquired. If such a configuration is adopted, the calculation rule can be applied in consideration of the tendency of the entire used transaction over the calculated apartment house.
In step S1007, the new sale price and second-hand sales price associated with the dwelling unit ID acquired in step S1006 are acquired. In step S1008, a calculation rule is acquired. At this time, when a plurality of calculation rules are held, one or a plurality of calculation rules are selected and acquired. The calculation rule may be acquired at any stage before step S1008.
In step S1009, the second-hand selling price of the calculated dwelling unit is calculated based on the acquired calculation rule. Here, if a plurality of housing unit IDs are acquired in step S1006 and a plurality of new construction sales prices and used sales prices are acquired in step S1007, the average value of each price is calculated, and the calculated average It is possible to calculate the second-hand selling price of the calculated dwelling unit using the value. In step S1010, the calculated used sales price is output. In step S1011, it is determined whether or not the used sales price is to be continuously calculated. If it is determined that the used sales price is to be calculated, the process proceeds to step S1003 and subsequent steps. If it is determined not to be performed, the subsequent processing is not performed.

<Effect>
According to the present invention having the above-described configuration, it is possible to increase the reliability of the transaction customer regarding the validity of the calculated used sales price value.

<< Embodiment 2 >>
<Overview>
The second-hand sales price calculation system according to the present embodiment is basically the same as the second-hand sales price calculation system according to the first embodiment, except that the calculation rule to be held is the ratio of the sales price at the time of new construction between sold units and calculated units or / and It has a feature that it is a comparison rule using the unit price ratio of the sale price.

<Functional configuration>
FIG. 11 is a diagram illustrating an example of functional blocks of the used sales price calculation system according to the present embodiment. As shown in this figure, the “second-hand selling price calculation system” 1100 of this embodiment has a “calculation rule holding unit” 1101 and a “calculation unit” 1102, and the calculation rule holding unit further includes a “contrast rule”. Holding means ”1111. Since the basic configuration of the second-hand sales price calculation system of this embodiment is the same as that of the second-hand sales price calculation system of the first embodiment, the function of the “contrast rule holding unit” 1111 that is a difference will be described below.

  The “comparison rule holding means” 1111 is configured to hold a comparison rule that uses the sales price ratio at the time of new construction between the sold dwelling unit and the calculated dwelling unit and / or the unit price ratio of the selling price in the calculation rule holding unit. . As described above, the selling price at the time of new construction of each dwelling unit constituting the calculated apartment house is a highly reliable value carefully calculated by the developer. Therefore, it can be said that the ratio of the selling price at the time of new construction between each unit is also a reasonable and reliable value, and this ratio is used to calculate the used selling price of the calculated unit, so that a highly reliable used selling price can be calculated and provided. It becomes possible.

  In the present embodiment, when the used sales price is calculated, it is only necessary to use “the sale price ratio”, and this is distinguished from the case where the used sales price is calculated “by the sale price ratio”. That is, if the sale price ratio is used, the content of the comparison rule may be a calculation process that further multiplies this value by a predetermined coefficient (for example, k) or adds / subtracts a predetermined number (for example, α). To calculate B2, where A1 is the selling price at the time of new construction of the sold unit, A2 is the selling price at the time of the new building, B1 is the used selling price of the sold unit, and B2 is the used selling price of the calculated unit. An example of the comparison rule can be expressed as the following formula.

[Formula 2]

  In the above [Equation 2], the coefficient k is normally 1 and the predetermined number α to be added or removed is zero. However, when the market price of the real estate transaction market fluctuates rapidly, a specific numerical value may be substituted for k. In addition, when there is a transaction material specific to the calculated dwelling unit and / or the sold dwelling unit (presence of installed furniture, necessity of renovation, etc.), the predetermined number α is added or subtracted.

FIG. 12 is shown here. This figure is a graph about the transition of the selling price at the time of new construction and the selling price at the time of secondhand contract used to explain an example of the comparison rule, the upper graph (a) is a graph showing the transition of the price of room 1802, below Graph (b) is a graph for showing a prediction of the transition of the price of room 1702 (specific prices are the same as those shown in FIGS. 3 and 4).
First, looking at graphs (a) and (b), the sales price at the time of new construction (A1) of the 1802 room, which is a sold dwelling unit, is 55.3 million yen, and the sales price (A2) at the time of the new construction of the 1702 room, which is a calculated dwelling unit, is 53.8 million yen. The price ratio is calculated as 5380/5530 = 0.993. When this price ratio is multiplied by the used sales price (B1, 52 million yen) of sold units shown in graph (a), the value corresponding to the coefficient k is 1 and the predetermined number α is typically zero. If this is the case, the result of the multiplication will be the pre-sale price of the calculated unit. That is, 52 million yen × 0.973 = 5059.6 million yen is calculated as the second-hand selling price of the calculated dwelling unit.

  In the present embodiment, the configuration for calculating the second-hand selling price of the calculated dwelling unit using the comparison rule has been described. However, the comparison rule is calculated using [Formula 1] described in the first embodiment, that is, the difference value of the sales price at the time of new construction. It is conceivable that the calculation rule holding unit holds the calculation rule with the content of calculating the second-hand selling price of the dwelling unit. When the difference value is within a predetermined range (for example, within plus or minus 5 million yen), the calculation rule including [Equation 1] is applied, and when the difference value exceeds the predetermined range, the comparison rule is applied. A predetermined range determination unit may be provided.

<Specific configuration>
The hardware configuration of the second-hand sales price calculation system according to the present embodiment is basically the same as the hardware configuration of the second-hand sales price calculation system according to the first embodiment already described with reference to FIG. 9 except that the comparison rule is used as the calculation rule. It is the same.

<Process flow>
The processing flow in the second-hand sales price calculation system of the present embodiment is basically the same as the processing flow in the second-hand sales price calculation system of the first embodiment already described with reference to FIG. 10 except that the comparison rule is used as the calculation rule. It is the same.

<Effect>
When the difference between the sales price at the time of new construction between sold units and calculated units is large, there may be cases where it is difficult to calculate an appropriate price even if an attempt is made to calculate the second-hand selling price of the calculated unit using this value. However, it is possible to calculate and present a more objective and reliable used price by adopting the configuration of this embodiment that calculates the used sales price based on the calculation rule using the price ratio instead of the difference value. Become.

<< Embodiment 3 >>
<Overview>
The second-hand sales price calculation system according to the present embodiment is basically the same as the second-hand sales price calculation system according to the first or second embodiment, except that the stored calculation rules are used instead of or in addition to the calculation unit. It has the calculation rule output part which outputs regularly or irregularly.

<Functional configuration>
FIG. 13 a is a diagram illustrating an example of functional blocks of the used sales price calculation system according to the present embodiment. As shown in this figure, the “used sales price calculation system” 1300 of the present embodiment includes a “calculation rule holding unit” 1301 and a “calculation rule output unit” 1302. Since the basic configuration of the second-hand sales price calculation system according to the present embodiment is common to the second-hand sales price calculation system according to the first embodiment, the function of the “calculation rule output unit” which is a difference will be described below.

  The “calculation rule output unit” 1302 is configured to output the held calculation rule regularly or irregularly. As an output destination, first of all, it is thought that it is a business operator involved in real estate transactions of apartment houses, such as developers and real estate agents, in addition to outputting to terminal devices managed by the above business operators via a network, For example, it may be printed on a printer or output to a facsimile. For example, when outputting at a predetermined date every month or when acquiring information indicating that a second-hand transaction has been newly performed at a calculated apartment house, such information is reflected, for example, “Regular or irregularly output” It is conceivable to output a calculation rule for the contents. Taking the comparison rule shown in [Formula 1] as an example, the value of A2 and further the value of A2 / A1 are changed due to a new second-hand transaction. Output the rules. By adopting this configuration, it is possible to provide a real estate company other than the administrator of the used sales price calculation system with a service that calculates the reliable real estate sales price using the output calculation rules. Is possible. Even in the case of this embodiment, for example, the administrator of the used sales price calculation system can enjoy an economic merit by making the output of the calculation rule for a fee.

  Specific modes for outputting the calculation rule include the above-mentioned predetermined functions, as well as numerical values, coefficients, etc. that indicate the relationship between the sales price at the time of new construction of sold units and the sales price at the time of new construction of the calculated unit. It is conceivable to output at least one of the individual numerical values constituting the predetermined function. For example, a pre-sale price of a sold unit, a predetermined coefficient that can be used in the above-described comparison rule, or a numerical value such as a predetermined number that is increased or decreased according to special circumstances is output as a calculation rule. As the calculation rule, the pre-sale price of the sold unit is output to the output destination for which the above-mentioned predetermined function and the individual numerical values constituting the predetermined function have already been output. Included. In addition, when the selling price at the time of new construction of all the dwelling units constituting the calculated apartment house has already been output, only the used selling price of the sold dwelling unit is output.

  The calculation rule output unit may output one or a plurality of calculation rules according to the selection from the output destination, or may output the calculation rules according to the output history for the output destination. For example, for output destinations that have output a value indicating the relationship between the sales price of newly sold units at the time of new construction and the newly sold prices at the time of new construction, the same value will not be output from the next time onwards. An output mode of a calculation rule such as outputting only the second-hand sales price of the product can be considered.

  In addition, although the example which has a calculation rule output part instead of a calculation part was demonstrated so far in the used sales price calculation system of this embodiment, the calculation rule output part may coexist with the calculation part. Here, FIG. 13b is shown. This figure is a diagram showing another example of functional blocks of the used sales price calculation system of the present embodiment. As shown in this figure, the “used sales price calculation system” 1310 of the present embodiment includes a “calculation rule holding unit” 1311, a “calculation rule output unit” 1312, and a “calculation unit” 1313.

  In the case of the example shown in the figure, a second-hand sales information acquisition unit that acquires second-hand sales information including second-hand sales prices of sold units may be provided. It is conceivable that the acquisition source is a terminal managed by the real estate company that is the output destination of the calculation rule output by the calculation rule output unit. By adopting this configuration, it becomes easy to quickly and accurately obtain the used sales price in the secondhand transaction from the real estate business operator that used secondhand transactions using the output calculation rule. The accuracy can be constantly improved.

<Specific configuration>
The hardware configuration of the used sales price calculation system of the present embodiment is basically the same as the hardware configuration of the used sales price calculation system of the first embodiment already described with reference to FIG. Therefore, hereinafter, specific processing of the “calculation rule output unit” that has not been described in the first embodiment will be described.

(Specific configuration of the calculation rule output unit)
A process composed of a computer program and computer hardware, in which the CPU reads and executes the “calculation rule output program” in the main memory, reads out the calculation rules held in the main memory, and outputs them to a predetermined output destination Do.

<Processing flow 1>
FIG. 14A is a diagram illustrating an example of a processing flow in the second-hand sales price calculation system according to the present embodiment. First, in step S1401, it is determined whether a calculation rule output request has been received. If the determination result here indicates that there is no request, the subsequent processing is not performed. If the determination result indicates that there is a request, the calculation rule held in step S1402 is acquired, and the calculation acquired in step S1403. Output the rules.

<Processing flow 2>
FIG. 14 b is a diagram showing another example of the processing flow in the second-hand sales price calculation system of this embodiment. This figure explains the flow of processing when there is a possibility that the contents of the calculation rule that has been output once will consist of the following steps.
First, in step S1411, it is determined whether or not there is a change in the contents of the calculation rule once output. If the determination result here is not the content that there is a change, the subsequent determination is not performed. If the content is changed, the calculation rule changed in step S1412 is acquired, and the calculation rule acquired in step S1413 is output.

<Effect>
By using the second-hand sales price calculation system according to the present embodiment, even a non-administrator of the second-hand sales price calculation system can provide a reliable real-time second-hand sales price calculation operation.

<< Embodiment 4 >>
<Overview>
The second-hand sales price calculation system according to the present embodiment is basically the same as the second-hand sales price calculation system according to any one of the first to third embodiments, except that the second-hand sales price or / and second-hand sales price of the sold unit is sold. As well as acquiring used sales information including unit price, we acquire time information which is information including sales contract time, which is the sales contract time of sold units, and use the acquired sales contract time to calculate second-hand sales prices and / or used It is characterized by holding a time rule, which is a rule for calculating the unit price of sales price.

<Functional configuration>
FIG. 15 is a diagram illustrating an example of functional blocks of the used sales price calculation system according to this embodiment. As shown in this figure, the “used sales price calculation system” 1500 of the present embodiment includes a “calculation rule holding unit” 1501, a “calculation rule output unit” 1502, and a “used sales information acquisition unit” 1503. The used sales information acquisition unit has a “time information acquisition unit” 1521, and the calculation rule storage unit has a “time rule storage unit” 1511. Since the basic configuration is the same as the used sales price calculation system described in any one of the first to third embodiments, “used sales information acquisition unit” 1503 and “time information acquisition unit” 1521 which are different points are described below. The “time rule holding means” 1511 will be described.

  The “second-hand sales information acquisition unit” 1503 is configured to acquire second-hand sales information including second-hand sales prices of sold units and / or a unit price of second-hand sales prices. The acquisition source may be either an external device or from the inside of the used sales price calculation system, and the sales price at the time of new construction of the sold unit is also included in the used sales information. In the case of acquiring from an external device, it is conceivable to acquire used trading information from a terminal device managed by a real estate company that mediates a sales contract of a sold unit or a used trading transaction party via a network.

  It should be noted that the pre-sale price included in the pre-sale information acquired here is preferably the actually traded price (also called the trade price; the same applies to other parts of this specification). In addition, for example, it may be a used sale price that is a price set when performing a used sale. When performing a pre-sale transaction, a price that is higher than the price that seems appropriate for the seller may be set as a pre-sale price. In such a case, the pre-sale price may be included in the pre-sale information as it is. In addition, a configuration in which a predetermined coefficient (for example, 0.85) is used for acquisition may be employed. By the way, when adopting a configuration in which the used sale price is included in the used sale information, a flyer created by a real estate company unrelated to the administrator of the used sale price calculation system is used as the information acquisition source. It is also possible to include a paper medium or the like from which the person sends. Also, by using a crawler program, which is a program for collecting files related to second-hand transactions of calculated apartment houses that exist on the web, it is possible to obtain second-hand sale prices or second-hand sale prices that have been published on the Internet. Good. By using these functions, the amount of information that can be acquired is greatly increased, and a more objective second-hand price can be calculated.

  The “time information acquisition means” 1521 is configured to acquire, as used sales information, time information that is information including a sales contract time that is a sales contract time of sold units as used sales information. . It is conceivable that the source of the timing information is a real estate agent that has brokered the sales contract of the sold unit that has already been explained, or a terminal device managed by a party of a used sales transaction. It is also conceivable to acquire from the web by executing the crawler program. In the case of the example shown in FIG. 4, “January 2004” is assigned to Room 102, “January 2015” is assigned to Room 202, and “September 2014” is assigned to Room 1802, respectively. Get time information as time. In addition, although the structure which acquires the point in time when concrete trading was performed as time information was explained here, other than that, for example, whether the trading was performed some months ago from now (for example, “3 months ago Etc.) may be acquired as time information.

  The “time rule holding means” 1511 is configured to hold a time rule that is a rule for calculating the second-hand selling price of the calculated dwelling unit and / or the unit price of the second-hand selling price using the time information acquired by the time information acquiring means. Has been. For example, it is conceivable to use a real estate price index released monthly by the Ministry of Land, Infrastructure, Transport and Tourism as to how to calculate the second-hand selling price of a calculated dwelling unit using time information as the content of the time rule. In other words, the assumed sales price, which is the current sales price assumed for the sold units, is calculated using the second-hand sales price of the sold units and the index or index related to the published real estate sales price. It is conceivable to calculate the second-hand selling price of the calculated unit based on the price and the relationship between the sales price at the time of new construction of the sold unit and the sales price at the time of new construction of the calculated unit. The property price index is obtained by indexing monthly property price information acquired after performing a predetermined screening process compared with property price information in the same month of the previous year.

More specifically, a monthly index is calculated using the real estate price index calculated based on the real estate price in the same month of the previous year (hereinafter referred to as “monthly price index”), Calculate the estimated sales price in the calculation month (current time) using the unit price index. For example, if the real estate price index acquired in the month of calculation, that is, the month to which the present time belongs is 97.6 (meaning a price drop of 2.4% from the previous year), this value is converted per month ( (97.6-100) ÷ 12) minus 0.2 is the monthly price index. This means a price drop of 0.2% per month.
Thereafter, the pre-sale price of the calculated dwelling unit is calculated based on the calculation rule as described in the first or second embodiment using the assumed sales price. The index or index is preferably acquired and updated at a predetermined timing when the index or the like is released. By adopting this configuration, even if a certain period has elapsed since the second-hand sale transaction was made, after taking into account changes in real estate prices associated with the period using objective information It becomes possible to calculate the secondhand selling price of the calculated dwelling unit.

  Up to this point, we have explained the case where the most recently sold units have been used within the past year. If there is no second-hand transaction for the most recently sold units unless it goes back to a period exceeding one year, the property price index for the period corresponding to the second-hand transaction will be acquired further, and the monthly price index calculation will be performed. The assumed sales price assumed at the present time is calculated by the same calculation method.

The above example will be described in detail with reference to FIG. Similarly to the explanation given with reference to FIG. 9, the second-hand sale of the 1702 room is based on the ratio between the new sale price of the 1802 room, which is the sold dwelling unit, and the new sale price of the 1702 room, which is the calculated dwelling unit. It is a graph for calculating a price.
In the figure, (a) shows the sale price at the time of new construction of room 1802 (A1, 55.3 million yen), the pre-sale price (B1, 52 million yen) at the time of sale (September 2014), and The assumed sales price (B′1) at the present time point (assuming December 2014) after three months from the sale is shown. The assumed sales price is a price that is increased or decreased by a ratio obtained by multiplying the monthly price index (V) by the number of months (m) from the sale date to the current point in time, compared to the used sales price. It can be expressed as

[Formula 3]

  Substituting the monthly price index (V = minus 0.2) calculated in the above example into [Expression 2], B′1 is 52 million yen × (1−0.2 × 3/100) = 5168. It is calculated as 80,000 yen.

  Next, in FIG. 16, (b) shows the selling price at the time of new construction (room A2, 53.8 million yen) of room 1702, which is a calculated dwelling unit. In the graph, the used sales price B2 of the calculated dwelling unit is calculated using the assumed sales price B′1 calculated in FIG. Here, the time rule uses the assumed sales price (B′1) at the current point of the sold unit in place of the used sales price (B1) of the sold unit in comparison with the comparison rule. That is, the following formula is used.

[Formula 4]

  The used sales price of the calculated dwelling unit is calculated by substituting each value given in the above example into this [Formula 3]. At this time, if k = 1 and α = zero, 53.8 million yen / 55.3 million yen × 516.88 million yen≈50288.6 million yen is calculated as the second-hand selling price of the calculated unit.

<Specific configuration>
The hardware configuration of the used sales price calculation system of the present embodiment is basically the same as the hardware configuration of the used sales price calculation system of the first embodiment already described with reference to FIG. Therefore, in the following, specific processes of the “used sales information acquisition unit”, “time information acquisition unit”, and “time rule holding unit” that have not been described in the first embodiment will be described.

(Specific configuration of used sales information acquisition department)
Consists of a computer program and computer hardware, the CPU reads and executes a “used sales information acquisition program” in the main memory, acquires used sales information via a network or an input interface such as a keyboard or a touch panel, Store at a predetermined address in the main memory.

(Specific configuration of time information acquisition means)
Consists of a computer program and computer hardware, and the CPU executes a “time information acquisition means subprogram” read into the main memory when executing the used sales information acquisition program, and is included in the used sales information or used sales information The time information, which is separate information, is acquired and stored at a predetermined address in the main memory.

(Specific configuration of time rule holding means)
Specifically, it is composed of a computer program and computer hardware, and in particular, a time rule for calculating the pre-sale price of a calculated dwelling unit using time information, which is information including the sales contract time of sold dwelling units in the computer storage area Is stored. This storage area is also a hard disk or main memory.

<Process flow>
FIG. 17 is a diagram illustrating an example of a processing flow in the second-hand sales price calculation system according to the present embodiment. The flow of processing in the figure consists of the following steps. Note that the processing flow up to step S1701 is the same as the processing flow from step S1001 to step S1006 described in the first embodiment.
First, in step S1701, second-hand sales information including second-hand sales prices of sold units is acquired (second-hand sales information acquisition step). At this time, as sub-step SS1711, time information which is information including a sales contract time which is a time of a sales contract of sold units is acquired as used sales information (time information acquisition sub-step). In step S1702, a time rule is acquired as a calculation rule. In step S1703, a second-hand selling price of the calculated dwelling unit is calculated based on the acquired time rule (calculation step). Thereafter, the second-hand selling price of the calculated unit calculated in step S1704 is output. In step S1705, it is determined whether to continue calculating the second-hand selling price of the calculated unit. Perform the process. If it is determined that the process is not to be performed, the process is terminated.

<Effect>
By using the pre-sale price calculation system of this embodiment, even if a certain period has passed since the pre-sale transaction of sold units has been carried out, objective information on changes in real estate prices associated with the period. It becomes possible to calculate the pre-sale price of the calculated dwelling unit after taking into account using the.

<< Embodiment 5 >>
<Overview>
The second-hand sales price calculation system of this embodiment is basically the same as the second-hand sales price calculation system according to any one of the first to third embodiments. As well as acquiring second-hand sales information including unit prices, we obtain and obtain the rate of decline, which is information that includes the rate of decline in unit prices applicable to the entire apartment complex, including calculated units calculated from the pre-sale prices of multiple sold units. The present invention is characterized in that a rising / falling rate rule, which is a rule for calculating a second-hand selling price of a calculated dwelling unit and / or a unit price of a second-hand selling price, is stored using the rising / falling rate information.

<Functional configuration>
FIG. 18 is a diagram illustrating an example of functional blocks of the used sales price calculation system according to this embodiment. As shown in this figure, the “used sales price calculation system” 1800 of this embodiment includes a “calculation rule holding unit” 1801, a “calculation rule output unit” 1802, and a “used sales information acquisition unit” 1803. The used sales information acquisition unit has a “fall rate information acquisition unit” 1821, and the calculation rule holding unit has a “fall rate rule holding unit” 1811. Since the basic configuration is the same as the used sales price calculation system described in any one of the first to fourth embodiments, the “fall rate information acquisition unit” 1821 and the “fall rate rule holding” that have not been described so far are described below. Means "1811 will be described.

  The “rise / decrease rate information acquisition means” 1821 is a unit price increase / decrease rate applicable to the entire apartment building including calculated units calculated as used sales information from used sales prices of a plurality of sold units as used sales information. It is comprised so that the rate-of-fall information which is information containing may be acquired. The acquisition source is a terminal device managed by a real estate agent who has already brokered the sales contract of the sold unit that has already been explained, or a party of a used sales transaction, or within the used sales price calculation system after acquiring the used sales price from these terminal devices It is also conceivable to acquire the rate-of-fall information through the rate-of-fall rate calculation unit for calculating the rate of decline in the dwelling unit price using the used sales price acquired in (1).

  Here, “applicable to the entire apartment house” means that the rate of rise / fall rate information is appropriate to be applied to any calculated dwelling unit constituting the apartment house. More specifically, for each sold unit, the ratio of the used sales price to the new sale price (rise / decrease rate) is calculated, and the average of the above calculated ratio values (referred to as Uave) It is conceivable to obtain the rate of decline in housing prices applicable to the whole by including it in the rate of decline information. The ratio value here may be a value indicating a relative ratio (for example, 0.9 when the pre-sale price is 10% lower than the selling price at the time of new construction), or a percentage ( Of course, it may be indicated by minus 10% in the case of the above example. In addition, the ratio of the used purchase price to the newly sold sale price of the most recently sold second-hand sold units among a plurality of sold-dwelling units may be acquired by including the falling rate information as the dwelling unit price rising rate. In addition, the linear approximation value of the plurality of ratio values may be included in the rising / falling rate information as an approximate rising / falling rate. This is because the most recent sales transactions are considered to best represent the trend of second-hand purchase price fluctuations in the entire apartment house.

  19 and 20 are shown here. Each figure is a figure for demonstrating an example of calculation of the dwelling unit price fall rate. In FIG. 19, multiple black dots are the rate of increase / decrease of the pre-sale price of multiple sold units in a single dwelling unit relative to the sales price at the time of new construction, and double circles are as of now (June 2015). It represents the calculated average rate of increase / decrease (described later).

  “Rising / falling rate rule holding means” 1811 is a rule for calculating the second-hand selling price of the calculated dwelling unit and / or the unit price of the second-hand selling price by using the rising / falling rate information acquired by the rising / falling rate information acquiring means in the calculation rule holding unit. Configured to hold a certain rate rule. Specifically, the second-hand selling price of the calculated unit is calculated by multiplying the selling price at the time of new construction of the calculated unit by the rate of rise and fall. As an example of the rate of increase / decrease rate, the above unit price increase / decrease rate may be used as it is to calculate the second-hand selling price of the calculated unit, but the above unit price increase / decrease rate should be modified to a rate applicable at the present time. Is desirable. As shown in Fig. 16, the ratio of the used sales price to the newly sold sales price of each contracted dwelling unit is calculated at the time of the most recent used sales transaction. The average value of the percentage revised so that it can be applied to the unit price is the dwelling unit price increase / decrease rate.

Here, an example of calculation of the dwelling unit price increase / decrease rate will be described with reference to FIGS. 19 and 20. The figures are graphs and tables summarizing the used trading transactions of the A condominiums described so far, and a method for calculating the rate of rise and fall.
First, with reference to FIG. 20 (a), an example of calculating the rate of decline in dwelling unit price as of January 2015 (15 months have passed since the new construction) when the most recent second-hand sales transaction was performed will be described. First, room 102 was used and sold in November 2014 (13 months have passed since the new construction), and the ratio of the second-hand sales price from the new construction to the new construction sales price was 0.946. If this is corrected as of January 2015, it can be calculated as (1−0.946) ÷ 12 × 14≈0.063. Therefore, the corrected ratio of sold units is 1−0.063 = It is calculated as 0.937. Similarly, the corrected rate of room 1802 is calculated as 0.916, and the corrected rate of room 1902 is calculated as 0.934. Since room 202 does not need to be corrected, the ratio value of 0.908 is used as it is. The rate of decline in dwelling unit price calculated by averaging these values is (0.937 + 0.908 + 0.916 + 0.934) ÷ 4≈0.924. In addition, the calculation method of the dwelling unit price fall rate demonstrated so far is an example to the last, and of course, it may be calculated by other methods.

  However, the unit price increase / decrease rate calculated by the above calculation method is the value that should be applied at the time of the most recent second-hand purchase price transaction, and in fact this value is further calculated as the second-unit sales price of the calculated unit. It is desirable to use a value (Un) that is corrected so that it can be applied at the time of calculation (June 2015).

  Specifically, the calculation described below as shown in FIG. In other words, based on the rate of decline in unit prices, the degree of unit price decline from the time of new construction to the month is calculated, and this is multiplied by the number of months that have passed since the date of new construction to the current point in time. To do. That is, 1 − ((1−0.924) ÷ 14 × 19) ≈0.897 is used as the corrected unit price increase / decrease rate (Un).

  In addition, it is as follows when the explanation performed so far is expressed in a formula. By the way, the symbols used in [Formula 5] are as follows: B2 is the secondhand selling price of the calculated unit, k is a predetermined coefficient, A2 is the new unit selling price of the calculated unit, Un is the corrected unit price rise rate, and α is the predetermined number It is.

[Formula 5]

  Incidentally, the rate-of-fall rule described here is applicable not only to the current point in time but also to the calculation of the future price, which is the pre-sale price of the calculated dwelling unit at the future point in time, using the rate of falling at the future point in time. The calculation of future prices will be explained in detail later.

  If room 1702 is calculated as a dwelling unit using the above-mentioned rate of decline in unit prices and [Equation 5], if k = 1 and α = zero in [Equation 5], 53.8 million yen (new construction sale price) x 0.897 (the rate of decline in dwelling unit prices corrected at the present time) = 4825.860 million yen is calculated as the second-hand selling price of the property.

<Specific configuration>
The hardware configuration of the used sales price calculation system of the present embodiment is basically the same as the hardware configuration of the used sales price calculation system of the first embodiment already described with reference to FIG. Therefore, in the following, specific processing of “rise / decrease rate information acquisition means” and “rise / decrease rate rule holding means”, which has not been described so far, will be described.

(Specific configuration of the rate of acquisition information)
Consists of a computer program and computer hardware, and the CPU executes a “fall rate information acquisition means subprogram” read into the main memory when executing the used sales information acquisition program, and is included in the used sales information or used sales The rate of fall / fall information, which is information separate from the information, is acquired and stored at a predetermined address in the main memory.

(Specific configuration of the falling rate rule holding means)
Specifically, it consists of a computer program and computer hardware, and stores the rate-of-fall rule for calculating the rate-of-fall rule for calculating the second-hand selling price of the calculated dwelling unit using the rate-of-fall rate information in the computer storage area. To do. This storage area is also a hard disk or main memory.

<Process flow>
FIG. 21 is a diagram showing an example of the flow of processing in the second-hand sales price calculation system of this embodiment. The flow of processing in the figure consists of the following steps. First, in step S2101, it is determined whether or not the second-hand sales price of the calculated dwelling unit is to be calculated, and the process proceeds to step S2102 only when the determination result is that it is calculated. If it is determined that the calculation is not performed, the subsequent processing is not performed. In step S2102, a condominium ID for identifying the calculated apartment house is input, and then in step S2103, the dwelling unit ID of the calculated dwelling unit is input. Thereafter, in step S2104, the sales price at the time of new construction of the calculated dwelling unit is acquired.
In step S2105, second-hand sales information including second-hand sales prices of sold units is acquired (second-hand sales information acquisition step). At this time, as sub-step SS2115, the rate of decline information, which is information including the rate of decline in the unit price applicable to the entire apartment house including the calculated unit price calculated from the pre-sale price of a plurality of sold units, is acquired as used sales information. (Fall rate information acquisition substep). In step S2106, the falling rate rule is acquired as a calculation rule. In step S2107, the second-hand selling price of the calculated unit is calculated based on the acquired falling rate rule (calculation step). Thereafter, the second-hand selling price of the calculated unit calculated in step S2108 is output. In step S2109, it is determined whether to continue calculating the second-hand selling price of the calculated unit. Perform the process. If it is determined that the process is not to be performed, the process is terminated.

<Effect>
By using the pre-sale price calculation system of the present embodiment, it becomes possible to reflect the objective transition of the transaction price of each dwelling unit that is variously traded in the calculated apartment house in the calculation of the pre-sale price of the calculated dwelling unit. .

<< Embodiment 6 >>
<Overview>
The second-hand sales price calculation system of this embodiment is basically the same as the second-hand sales price calculation system of the fourth or fifth embodiment, but the future price or / and the calculated dwelling unit of the calculated dwelling unit using the time rule or the falling rate rule. It is characterized by calculating the future unit price.

<Functional configuration>
22a and 22b are diagrams each showing an example of a functional block of the used sales price calculation system of the present embodiment. First, as shown in FIG. 22a, the “used sales price calculation system” 2200 of the present embodiment includes a “calculation rule holding unit” 2201, a “calculation rule output unit” 2202, a “used sales information acquisition unit” 2203, It has a “future price calculation unit” 2204, the used sales information acquisition unit has a “rise / decrease rate information acquisition unit” 2221, and the calculation rule holding unit has a “rise / decrease rate rule storage unit” 2211. Similarly in FIG. 22b, the “used sales price calculation system” 2250 of the present embodiment includes a “calculation rule holding unit” 2251, a “calculation rule output unit” 2252, a “used sales information acquisition unit” 2253, and “ The future price calculation unit 2254, the used sales information acquisition unit has “time information acquisition means” 2271, and the calculation rule holding unit has “fall rate rule holding means” 2261. Since the basic configuration is the same as the used sales price calculation system described in the fifth embodiment, the “future price calculation unit” 2204 that has not been described so far will be described below.

  The “future price calculation unit” 2204 is configured to calculate the future price of the calculated unit or / and the future unit price of the calculated unit using the time rule or the rate of increase / decrease rate rule. First, the case of using the falling rate rule will be explained. Specifically, the future falling rate (Uf), which is the falling rate at a future time point, is calculated based on the falling rate information acquired by the rising / falling rate information acquisition means. Calculate the future price of the calculated unit based on the rate of rise and fall. In this case, the future price of the calculated dwelling unit is calculated by the following [Formula 6]. By the way, as for the symbols used in [Formula 6], B2 is the pre-sale price of the calculated dwelling unit, k is a predetermined coefficient, A2 is the sales price of the calculated dwelling unit at the time of new construction, Un is the rate of decline in the future, and α is a predetermined number. By adopting these structures, it is possible to grasp the trend of the price change of the property when conducting real estate transactions, and in some cases the potential demand of calculated homeowners who want to sell the property before the decline in value proceeds Can be aroused.

[Formula 6]

The method of using the rate of rise / fall rate is the same as that described in Embodiment 5 with reference to FIGS. 19 and 20. For example, room 1702 which is the same as the example used in Embodiment 5 is used as the calculation dwelling unit, and the current time point (2015 Assume that the future price after four months (October 2015) is calculated using FIG. 20C. In other words, based on the rate of decline in unit prices, the rate of decline in unit price per month from the time of new construction is calculated, and this is multiplied by the number of months elapsed from the date of construction until October 2015. Is calculated. That is, 1-((1-0.924) ÷ 14 × 23) ≈0.875 is used as the rate of decline in unit price (Uf).
Then, using the calculated rate of future decline in [Formula 6], if k = 1 and α = zero, 53.8 million yen (new construction sale price) × 0.875 (future rate of future decline) = 4.7075,000 yen is calculated as the future price of the property as of October 2015.

  An example of using a time rule will also be described. In this case, as described with reference to FIG. 16 in the fourth embodiment, the assumed sales price (B′1) is calculated. More specifically, the sales price at the time of new construction of sold units (A1), the used selling price at the time of used trading (B1), and the assumed selling price (B'1) at the future time of the sold units are used. The future price of the calculated dwelling unit at the future time is calculated using [Formula 3] and [Formula 4] already shown. As a precaution, [Equation 3] and [Equation 4] are shown again. Here, the assumed sales price is the price that is increased or decreased by the ratio of the monthly price index (V) multiplied by the number of months (m) from the sale date to the future point in time, compared to the used sales price. It can be expressed as:

[Formula 3]

[Formula 4]

  Assuming that the sold-out dwelling unit is room 1802 and the monthly price index is the same as the value calculated in the fourth embodiment (V = minus 0.2), as of October 2015 (13 hours from the sale of room 1802) B′1 in (after the month) is calculated as 52 million yen × (1−0.2 × 13/100) = 506.48 million yen.

  Then, the used sales price of the calculated dwelling unit is calculated by substituting each value given in the above example into [Formula 4]. At this time, if k = 1 and α = zero, 53.8 million yen / 55.3 million yen × 506.48 million yen≈4927.42 million yen is calculated as the second-hand selling price of the calculated dwelling unit.

  It should be noted that there is a further configuration in which gains / losses on transfer are calculated based on the received remaining debt and the calculated future price based on the presence or absence of a mortgage loan or the input of the remaining mortgage debt. May be. This is because when the future value of the calculated unit is approximated by applying the rate-of-fall rule, the remaining debts of the calculated unit, such as the mortgage loan currently made at the time of purchase of the calculated unit, are Or the calculated dwelling unit still has value as an asset. At this time, the owner may be aware that "unrealized gains may still be produced if the calculated units are sold at this time" or "unrealized losses will only increase even if the calculated units are held in the future". It can be motivated to sell dwelling units to the market.

  Here, the configuration for calculating the above gain / loss on transfer will be specifically described with reference to FIGS. 23a and 23b. This figure is a diagram showing an example of another functional block of the used sales price calculation system of the present embodiment. As shown in FIG. 23a, the “used sales price calculation system” 2300 of the present embodiment includes a “calculation rule holding unit” 2301, a “calculation rule output unit” 2302, a “used sales information acquisition unit” 2303, It has a “future price calculation unit” 2304, a “residual debt input reception unit” 2305, and a “transfer gain / loss calculation unit” 2306. Each holding unit has a “fall rate rule holding unit” 2311. Similarly in FIG. 23b, the “used sales price calculation system” 2350 of the present embodiment includes a “calculation rule holding unit” 2351, a “calculation rule output unit” 2352, a “used sales information acquisition unit” 2353, It has a “future price calculation unit” 2354, a “residual debt input reception unit” 2355, and a “transfer profit / loss calculation unit” 2356. Each section has “time rule holding means” 2361.

  The “residual debt input accepting unit” 2305 is configured to accept the presence or absence of a mortgage for the calculated dwelling unit or the input of the residual debt of the mortgage at the current time point. The information on the mortgage's interest, such as the interest rate of the mortgage and the repayment method (monthly repayment amount, whether or not to pay bonuses, and the amount), is included in the “mortgage loan residuals”. Usually, an input is accepted via a network from a terminal device managed by the owner of the calculated dwelling unit.

  The “transfer gain / loss calculation unit” 2306 is configured to calculate the transfer gain / loss based on the remaining debt accepted and the future price calculated by the future price calculation unit. Specifically, the difference between the future price of the calculated unit calculated by the future price calculation unit and the amount of the residual debt of the mortgage received by the residual debt input reception unit is calculated. When the calculation result that the future price is larger is output with the expected profit amount or the calculation result that the remaining debt is larger It may be possible to output the result of the judgment that a loss will occur along with the estimated loss amount. By adopting this configuration, it is possible to provide information for allowing the owner to recognize the most suitable time for selling the calculated dwelling unit.

<Specific configuration>
The hardware configuration of the used sales price calculation system of the present embodiment is basically the same as the hardware configuration of the used sales price calculation system of the fifth embodiment already described. Therefore, in the following, specific processes of the “future price calculation unit”, “residual debt input reception unit”, and “transfer gain / loss calculation unit” that have not been described so far will be described.

(Specific configuration of the future price calculation department)
Consists of a computer program and computer hardware, the CPU reads and executes the “future price calculation program” in the main memory, calculates the future price of the calculated dwelling unit based on the rate of rise and fall, and the calculation result is stored in the main memory Store at the address of.

(Specific configuration of the remaining debt input reception department)
It is configured by a computer program and computer hardware, and specifically realized by an input interface. The CPU reads and executes the “residual debt input acceptance program” in the main memory, and accepts inputs such as information relating to the presence or absence of a mortgage loan and information relating to the residual debt amount of the mortgage.

(Specific composition of the gain / loss calculation section)
Consists of a computer program and computer hardware. The CPU reads the “transfer gain / loss calculation program” into the main memory and executes it, and the remaining debt amount obtained by executing the remaining debt input acceptance program and the future price calculation program are obtained. Based on the calculated future price, the profit / loss of transfer of the calculated dwelling unit at a predetermined time in the future is calculated, and the calculation result is stored in a predetermined address of the main memory.

<Process flow>
24A and 24B are diagrams illustrating an example of a processing flow in the second-hand sales price calculation system according to the present embodiment. FIG. 8A shows the flow of processing when using the rising / falling rate rule, and FIG. 8B shows the flow of processing when using the time rule.
The process flow of FIG. 24a includes the following steps. Note that the processing flow up to step S2401 is the same as the processing flow from step S2101 to step S2107 described in the fifth embodiment. In step S2401, it is determined whether the future price of the calculated dwelling unit is to be calculated. If the determination result is that the calculation is to be performed, the process proceeds to step S2402. If the determination result is that the calculation is not to be performed, the process proceeds to step S2403. In step S2402, the future price of the calculated dwelling unit is calculated and output, and in step S2403, the calculated second-hand selling price of the calculated dwelling unit is output. Here, after performing the process of step S2402, the process of step S2403 may be performed, or the process may be shifted to the process of step S2404. Finally, in step S2404, it is determined whether to continue calculating the pre-sale price of the calculated dwelling unit. If the result is that it is determined, the processing from step S2401 is performed. If it is determined that the process is not to be performed, the process is terminated.

  Next, the processing flow of FIG. 24b includes the following steps. Note that the processing flow up to step S2411 is the same as the processing flow from step S1001 to step S1703 described in the fourth embodiment. In step S2411, it is determined whether or not the future price of the calculated dwelling unit is to be calculated. If it is determined that the calculation is made, the process proceeds to step S2412. If the determination result is not calculated, the process proceeds to step S2413. In step S2412, the future price of the calculated dwelling unit is calculated and output, and in step S2413, the calculated second-hand selling price of the calculated dwelling unit is output. Here, after performing the process of step S2412, the process of step S2413 may be performed, or the process may be shifted to the process of step S2414. Finally, in step S2414, it is determined whether to continue calculating the pre-sale price of the calculated dwelling unit. If it is determined that it is to be performed, the processing from step S1001 is performed. If it is determined that it is not to be performed, the process is terminated.

<Effect>
By using the pre-sale price calculation system according to the present embodiment, it is possible to provide the owner of the calculated dwelling unit with useful and reliable information for the owner, such as whether to sell the property or when to sell it. It becomes possible.

<< Embodiment 7 >>
<Overview>
Unlike the pre-sale price calculation system of the first embodiment, the pre-sale price calculation system of this embodiment differs from the pre-sale contracted dwelling unit that is a pre-sold dwelling unit of a non-calculated apartment house that is an apartment house other than the calculated dwelling unit. It is characterized by calculating the second-hand price of the calculated dwelling unit based on the price. By adopting this configuration, it is possible to calculate the used selling price of a highly reliable calculated dwelling unit based on objective information even when there is no second-hand sold dwelling unit in the calculated apartment house.

<Functional configuration>
FIG. 25 is a diagram illustrating an example of functional blocks of the used sales price calculation system according to this embodiment. As shown in this figure, the “second-hand selling price calculation system” 2500 of the present embodiment includes a “second rate of fall calculation unit” 2501, a “second calculation rule holding unit” 2502, and a “second calculation unit” 2503. And having.

  In addition, the function block of the used sales price calculation system described below can also be realized as hardware, software, or both hardware and software. Specifically, if a computer is used, a CPU, a main memory, a GPU, an image memory, a graphic board, a bus, or a secondary storage device (a storage medium such as a hard disk, a nonvolatile memory, a CD, a DVD, and the like) Media reading drives, input devices used for information input, touch panels, printers, scanner devices and other external peripheral devices, and other hardware components, interfaces for external peripheral devices, communication interfaces, and hardware Driver programs for controlling the wear and other application programs. Then, by the arithmetic processing of the CPU in accordance with the program developed on the main memory, the data input from the input device or other interface etc. and held in the memory or hardware is processed and accumulated, or each of the hardware And commands for controlling the software are generated. Here, the program may be realized as a plurality of modularized programs, or may be realized as a single program by combining two or more programs. Furthermore, it is good also as a storage medium which recorded this program.

  The used sales price calculation system of the present invention can also be realized as a system in combination with one or a plurality of devices. A part of such an apparatus can be configured as software. Furthermore, a storage medium in which such software is recorded is naturally included in the technical scope of the present invention.

  The pre-sale price calculation system of the present embodiment is a pre-sale price or / and / and / or a pre-sale price in a multi-unit housing that is a multi-family house including a pre-sale unit that calculates a pre-sale price or / and a unit price of a pre-sale price. Calculate the unit price of pre-sale price based on pre-sale price of calculated non-sold contracted dwelling unit that is a pre-sold dwelling unit of non-calculated multi-dwelling apartment that is not a calculated multi-dwelling house that has a predetermined relationship with the calculated multi-family house It has a function to calculate using the second rate of falling.

  The “second rise / fall rate calculation unit” 2501 is configured to calculate the second rise / fall rate. Here, as described in the fifth and sixth embodiments, the most suitable method for calculating the second rate of increase / decrease based on the price of the calculated non-sold contracted dwelling units is as follows. It may be calculated by calculating a ratio value of the used sales price with respect to the price, and a more specific calculation method is the same as the calculation method of the dwelling unit price increase / decrease rate described in the fifth embodiment.

In order to allow the application of the second rate of decline, it is required that the non-calculated apartment house has a predetermined relationship with the calculated apartment house. As for the predetermined relationship here, for example, the developer is the same company, the nearest station is the same, the location area is in the same area, the number of stories is the same, the floor plan of each property is very similar It can be considered that there are similarities in the attributes of collective dwelling units, for example, the sales period at the time of new construction is close to each other within one year. In order to be able to say that there is a predetermined relationship, it is necessary that there is something in common with one or more of the attributes of the above-mentioned dwelling units, but in order not to impair the objectivity of the calculation results in the second calculation section below It is preferable that a collective dwelling unit having at least three or more common points is a non-calculated collective dwelling unit.
And if these relationships have a certain degree of commonality, the objectivity of information can be kept intact even if the results of real estate transactions in non-calculated apartment buildings are calculated in real estate transactions in common apartment buildings with commonality. .

  The “second calculation rule holding unit” 2502 calculates from the new unit selling price or / and the selling price per unit price of the calculated unit, the second rate of increase / decrease, and the number of months elapsed since the new unit was built. It is configured to hold a second calculation rule that is a rule for calculating a second-hand selling price of a dwelling unit and / or a unit price of second-hand selling price. The specific content of the second calculation rule is the same as the rate-of-fall rule described in the fifth embodiment except that the sold dwelling unit becomes a non-calculated sold dwelling unit.

  The “second calculation unit” 2503 is configured to calculate the second-hand sales price of the calculated dwelling unit and / or the unit price of the second-hand sales price based on the second calculation rule held in the second calculation rule holding unit. Yes. Specifically, as described in Embodiment 5 using [Equation 5] and the like, a predetermined function is replaced with a new unit sales price at the time of new construction, a second rate of rise and fall, and a predetermined coefficient as necessary. To calculate the second-hand selling price of the calculated unit.

<Specific configuration>
FIG. 26 is a schematic diagram illustrating an example of a configuration when each functional configuration is realized as hardware when the second-hand sales price calculation system of the present embodiment is realized by one apparatus. The operation of each hardware component will be described with reference to these drawings. The used selling price calculation system includes a “CPU” 2301 for executing various arithmetic processes, a “storage device (storage medium) 2602, a“ main memory ”2603, an“ input interface ”2604, and an“ output interface ”2605. And “network interface” 2606, and for example, “touch panel” 2614, “scanner” 2624, “display” 2615, “printer” 2625, and calculated dwelling unit via the network interface Information is transmitted / received to / from external peripheral devices such as “owner terminal” 2616 which is a terminal managed by the owner of the company and “external terminal” 2626 which is a terminal managed by the real estate company. The storage device stores various programs as described below, and the CPU reads these various programs into the work area of the main memory, and develops and executes them. Note that these components are connected to each other via a data communication path such as a “system bus” 2607 to perform transmission / reception and processing of information.

(Specific configuration of the second rate of fall calculation unit)
Consists of a computer program and computer hardware, and the CPU reads and executes the “second rate-of-fall rate calculation program” 2610 from the storage device to the main memory and executes it based on the pre-sale and sale prices of newly-established units sold The second rate of rise / fall is calculated, and the calculation result is stored at a predetermined address in the main memory.

(Specific configuration of the second calculation rule holding unit)
Specifically, it is composed of a computer program and computer hardware, and in particular, a rule for calculating the second-hand selling price of the calculated dwelling unit or / and the unit price of the second-hand selling price in the storage area of the computer is The unit price of / and the selling price, the selling price at the time of new construction of the non-calculated unit sold and / or the unit price of the selling price, and the number of months elapsed since the construction of the calculated unit are stored so as to be associated with each other. This storage area is a hard disk or main memory which is a nonvolatile memory. For the information that can be associated with each other, the second calculation rule holding unit is configured by constructing the database in association with the calculation rule by constructing the database in the storage area.

(Specific configuration of the second calculation unit)
Consists of a computer program and computer hardware, the CPU reads the “second calculation program” 2630 from the storage device into the main memory and executes it, and uses the second rate of rise and fall and various information read into the main memory for calculation. Calculate the second-hand selling price of a dwelling unit.

<Process flow>
FIG. 27 is a diagram showing an example of the flow of processing in the second-hand sales price calculation system of this embodiment. First, in step S2701, it is determined whether or not the second-hand sales price of the calculated dwelling unit is to be calculated, and the process proceeds to step S2702 only when the determination result is that it is calculated. If it is determined that the calculation is not performed, the subsequent processing is not performed. In step S2702, a condominium ID for identifying the calculated apartment house is input, and then in step S2703, the dwell unit ID of the calculated dwelling unit is input. Thereafter, in step S2704, the sales price at the time of new construction of the calculated dwelling unit is acquired.
Next, in step S2705, processing for determining whether there is a non-calculated dwelling unit having a predetermined relationship with the calculated dwelling unit is performed. If a determination result that there is a non-calculated apartment house is obtained, the process proceeds to step S2706, and if not, the subsequent process is not performed.
In step S2706, a dwell unit ID of a dwelling unit with a used transaction record in a non-calculated apartment house (a non-calculated sale completed dwelling unit) is acquired. At this time, when there are a plurality of dwelling unit IDs of the calculated non-sold contracted dwelling units, it is conceivable to obtain the dwelling unit ID of the dwelling unit in which the second-hand transaction date is the newest. By adopting such a configuration, the latest real estate transaction market situation can be reflected when applying the second calculation rule described later. On the other hand, among a plurality of dwelling unit IDs, a configuration may be used in which all dwelling unit IDs of contracted unsold units that have been pre-sold within a predetermined period (for example, the past year) are acquired.
In step S2707, a second falling rate is calculated and acquired based on the new sale price and the second-hand selling price at the second-hand transaction in the non-calculated sales unit acquired in step S2706 (second rising rate calculation step), In step S2708, the second calculation rule held by the second calculation rule holding unit is acquired (second calculation rule acquisition step). The acquisition of the second calculation rule may be at any stage as long as it is before step S2708.
In step S2709, the used sales price of the calculated dwelling unit is calculated based on the acquired second calculation rule. Here, when a plurality of housing unit IDs are acquired in step S2706 and a plurality of new sale prices and used sales prices are acquired in step S2707, the respective average values of the prices are calculated, and the calculated averages are calculated. It is possible to calculate the second-hand selling price of the calculated dwelling unit using the value. In step S2710, the calculated used sales price is output. In step S2711, it is determined whether to continue calculating used sales prices. If it is determined that the used sales price is to be calculated, the process proceeds to step S2703 and subsequent steps. If it is determined not to be performed, the subsequent processing is not performed.

<Effect>
According to the present invention having the above-described configuration, even in cases where second-hand purchases have not been made in the past at the calculated dwelling unit, or second-hand sales have not been carried out at the calculated dwelling unit unless it goes back to the past to some extent, Based on information on properties that have been priced with high reliability and have been used and sold recently, it is possible to calculate the second-hand selling price of a highly objective calculated dwelling unit.

0200 ... Used sales price calculation system, 0201 ... Calculation rule holding unit, 0202 ... Calculation unit

Claims (12)

To calculate the second-hand selling price or / and the second-hand selling price of the second-hand selling price, or the second-hand selling price of the second-hand selling price. A used sales price calculation system,
Regarding calculated dwelling units other than sold dwelling units that are used sale units of the calculated apartment house, the selling price at the time of new construction of the sold dwelling unit or / and the unit price of the selling price and the selling price at the time of new construction of the calculated dwelling unit or / and the selling price Rules for calculating the second-hand selling price or / and second-hand selling price of the calculated dwelling unit based on the relationship between the second floor price and the second-hand selling price or / and second-hand selling price of the sold unit. A calculation rule holding unit that holds a calculation rule that is
A calculation unit that calculates the second-hand selling price of the calculated unit and / or the unit price of the second-hand selling price based on the stored calculation rule;
Used sales price calculation system.   The pre-sale price calculation unit according to claim 1, wherein the calculation rule holding unit includes a comparison rule holding unit that holds a comparison rule that uses a ratio of the sales price at the time of new construction between the contracted dwelling unit and the calculated dwelling unit or / and a unit price ratio of the sales price. system.   The used sales price calculation system according to claim 1 or 2, further comprising a calculation rule output unit that outputs a calculation rule held in place of or in addition to the calculation unit at regular or irregular intervals. A second-hand sales information acquisition unit that acquires second-hand sales information including a second-hand sales price of sold units and / or a unit price of second-hand sales price;
The used sales information acquisition unit has time information acquisition means for acquiring time information that is information including a sales contract time that is a time of a sales contract of a sold contract unit as used sales information,
The calculation rule holding unit has a time rule holding means for holding a time rule that is a rule for calculating the second-hand selling price of the calculated dwelling unit and / or the unit price of the second-hand selling price using the time information acquired by the time information acquiring means. The used sales price calculation system according to any one of claims 1 to 3. A second-hand sales information acquisition unit that acquires second-hand sales information including a second-hand sales price of sold units and / or a unit price of second-hand sales price;
The second-hand sales information acquisition unit is used as second-hand sales information, and the rate-of-fall information, which is information including a unit price price rate that can be applied to the entire apartment building including calculated units calculated from second-hand sales prices of a plurality of sold units. Has a means to acquire the rate of rise / fall information,
The calculation rule holding unit further uses the rate of decline information acquired by the rate of fall rate information acquisition means to use the rate of fall rate that holds the rate of fall rate rule, which is a rule for calculating the second-hand selling price of the calculated dwelling unit and / or the unit price of second-hand selling price. The used sales price calculation system according to any one of claims 1 to 3, further comprising rule holding means.   The second-hand sales price calculation system according to claim 4 or 5, further comprising a future price calculation unit that calculates a future price of the calculated unit or / and a future unit price of the calculated unit using a time rule or a rate of falling rate rule. Residual debt input reception unit that accepts the input of the presence of mortgage for the calculated dwelling unit at the present time or the residual debt of the mortgage,
The used sales price calculation system according to claim 6, further comprising a transfer profit / loss calculation unit that calculates a gain / loss on transfer based on the remaining debt accepted for input and the future price calculated by the future price calculation unit. Calculated used housing price or used unit price of used selling price, and / or calculated unit price of used selling price in a calculated housing complex that includes a calculated dwelling unit. Calculated using the second rate of rise and fall calculated based on the pre-sale price of pre-sold contracted dwelling units that are pre-sold dwelling units of non-calculated dwelling houses that are apartments other than the calculated dwelling house that has a predetermined relationship with A used sales price calculation system,
A second rate of falling rate calculating unit for calculating the second rate of falling rate;
Calculated second-hand selling price or / and second-hand selling price of the calculated unit from the unit price per unit price of the new unit and / or the selling price, the second rate of increase / decrease, and the number of months since the new unit was calculated. A second calculation rule holding unit that holds a second calculation rule that is a rule for calculating the unit price of
A second calculation unit for calculating the second-hand sales price of the calculated dwelling unit or / and the unit price of the second-hand sales price based on the second calculation rule held in the second calculation rule holding unit;
Used sales price calculation system. To calculate the second-hand selling price or / and the second-hand selling price of the second-unit selling price, or the second-unit selling price of the second-unit selling price. For the calculated dwelling units other than the sold dwelling units that are used sold units of the calculated apartment building, the selling price at the time of new construction of the sold dwelling unit or / and the unit price of the selling price and the selling price at the time of new construction of the calculated dwelling unit or / and sale Rules for calculating the second-hand selling price or / and second-hand selling price of a unit to be calculated based on the relationship between the unit price of the price and the second-hand selling price or / and the second-hand selling price of the sold unit. An operation method of a used selling price calculation system having a calculation rule holding unit that holds a calculation rule that is:
An operation method of a used sales price calculation system having a calculation step of calculating a second-hand selling price of a calculated dwelling unit and / or a unit price of a second-hand selling price based on a stored calculation rule. Calculated pre-sale price or / and unit price of pre-sale price, unit price of pre-sale unit for calculation Calculated using the second rate of increase / decrease calculated based on the pre-sale price of the pre-sold contracted dwelling unit that is a pre-sold dwelling unit of the non-calculated dwelling house that is a non-calculated multi-dwelling house that has a predetermined relationship with Therefore, the pre-sale price of the calculated dwelling unit or / and the unit price per unit price of the sales price, the second rate of increase / decrease, and the number of months since the new dwelling unit was calculated, An operation method of a used sales price calculation system having a second calculation rule holding unit that holds a second calculation rule that is a rule for calculating a unit price of a used sales price,
A second falling rate calculation step of calculating a second falling rate based on the unit price of the newly built sale price or / and second-hand selling price of the non-calculated sold unit and the selling price of the sold unit;
A second calculation step of calculating the second-hand sales price of the calculated dwelling unit or / and the unit price of the second-hand sales price based on the second calculation rule held in the second calculation rule holding unit;
Method of operating a used sales price calculation system having To calculate the second-hand selling price or / and the second-hand selling price of the second-unit selling price, or the second-unit selling price of the second-unit selling price. For the calculated dwelling units other than the sold dwelling units that are used sold units of the calculated apartment building, the selling price at the time of new construction of the sold dwelling unit or / and the unit price of the selling price and the selling price at the time of new construction of the calculated dwelling unit or / and sale Rules for calculating the second-hand selling price or / and second-hand selling price of a unit to be calculated based on the relationship between the unit price of the price and the second-hand selling price or / and the second-hand selling price of the sold unit. A program for operating a used sales price calculation system, which is a computer having a calculation rule holding unit for holding a calculation rule,
A program for operating a second-hand sales price calculation system having a calculation step for calculating a second-hand sales price of a calculated dwelling unit and / or a unit price of second-hand sales price based on a stored calculation rule. Calculated pre-sale price or / and unit price of pre-sale price, unit price of pre-sale unit for calculation Calculated using the second rate of increase / decrease calculated based on the pre-sale price of the pre-sold contracted dwelling unit that is a pre-sold dwelling unit of the non-calculated dwelling house that is a non-calculated multi-dwelling house that has a predetermined relationship with Therefore, the pre-sale price of the calculated dwelling unit or / and the unit price per unit price of the sales price, the second rate of increase / decrease, and the number of months since the new dwelling unit was calculated, A program for operating a used sales price calculation system that is a computer having a second calculation rule holding unit that holds a second calculation rule that is a rule for calculating a unit price of a used sales price.
A second falling rate calculation step of calculating a second falling rate based on the unit price of the newly built sale price or / and second-hand selling price of the non-calculated sold unit and the selling price of the sold unit;
A second calculation step of calculating the second-hand sales price of the calculated dwelling unit or / and the unit price of the second-hand sales price based on the second calculation rule held in the second calculation rule holding unit;
A program for operating a used sales price calculation system.

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