JP2017215781A - Real estate property evaluation support device, real estate property estimation support program, real estate property introduction device, and real estate property introduction program - Google Patents

Abstract

PROBLEM TO BE SOLVED: To provide a real estate property evaluation support device, a real estate property evaluation support program, a real estate property introduction device, and a real estate property introduction program which are capable of making a proper decision by the acquisition of a proper evaluation price.SOLUTION: A real estate property evaluation support device calculates an estimated tubo unit price at the time of a new construction of a contract case by dividing a contract price of the contract case by a coefficient and an area based on an index showing a price tendency at the contract time and a depreciation for each age, and calculates an estimated tubo unit price of the new construction of the contract case. Next, evaluation property price calculation means is multiplied by the estimated average tubo unit price on the area of the real estate property of the evaluation object. An estimated sales price at the time of the new construction is calculated by dividing the index at the time of the new construction. A decision price at the time of evaluation is calculated by multiplying the coefficient based on the age and the index at the evaluation time. The decision price is displayed in an evaluation display part S39 of a property detailed page P3.SELECTED DRAWING: Figure 9

Description

  The present invention relates to a real estate property evaluation support device, a real estate property evaluation support program, a real estate property introduction device, and a real estate property introduction program that support the evaluation of real estate properties such as apartments and detached houses.

  When selling or purchasing real estate such as condominiums and detached houses, it is important whether the price is accurately evaluated.

  For example, in the real estate price assessment system described in Patent Document 1, the corresponding land correction factor is specified based on the shape of the land and the roadway conditions, and the product of the estimated land price per unit area and the input land area. The land price is multiplied by the above land correction factor, and then the corresponding building unit price and useful life are specified based on the building structure, and the building correction factor is specified from these, and the total floor area and the above building are also determined. The building price is calculated by multiplying the product of the unit price by the building correction factor, and the sum of the land price and the building price is calculated as an integrated price.

  In this property price assessment system, when the purpose of assessment is buying and selling, the value changes depending on the demand for the transaction, and even if a building of the same structure and size is built on the same size of land, Since the value based on buying and selling should be different depending on whether there is demand or not, the transaction demand is classified into “present”, “none”, and “unknown”. In principle, the real estate price appraisal system determines the market value based on the purpose of the appraisal. Therefore, only when the appraisal purpose is “buy and sell”, the correction rate corresponding to the presence or absence of transaction demand is set. Multiplying the value of the market present value ratio.

JP 2004-171211 A

  However, in the real estate price assessment system described in Patent Document 1, the value of market value is corrected by applying a correction rate according to the presence or absence of transaction demand. The question is whether the price is reasonable. Certainly, the price of a real estate property is determined by marketability, but it may be evaluated too high or too low considering only the level of transaction demand at the time of sale or purchase.

  For example, when a property is sold, if the appraisal price of the real estate property is too high, and the property is sold with the appraisal price as the sale price, the buyer will not be attached and the price will have to be reduced. In that case, since it has been once sold for a high sale price, even if it is presented again at an appropriate price, the consumer feels a high price, which makes it difficult for buyers to attach. Therefore, buyers may not appear unless the price is further reduced from the appropriate appraisal price, and as a result, a loss on sale may occur.

  Therefore, the present invention provides a real estate property evaluation support device, a real estate property evaluation support program, a real estate property introduction device, and a real estate property introduction device program capable of making an appropriate judgment by obtaining an appropriate assessment price. For the purpose.

  The real estate property evaluation support apparatus of the present invention divides the contract price of the contract case by the index indicating the price trend at the time of contract, and the original sales price calculation means for calculating the original sales price; A unit price calculating means for calculating an estimated average unit price of the contract case by calculating an average of the estimated unit price from each estimated unit price of the contract case obtained by dividing by the area of the contract case, and a real estate to be evaluated An evaluation property price calculating means is provided for calculating an appraisal price at the time of evaluation by multiplying the area of the property by the estimated average unit price.

  Further, the real estate property evaluation support program of the present invention is based on the estimated unit price of each of the contract cases obtained by dividing the contract price of the contract case by the index indicating the price trend at the time of the contract and the area. Calculates the average estimated unit price, calculates the estimated average unit price of the contract, and calculates the assessed price at the time of evaluation by multiplying the estimated average unit price by the area of the property to be evaluated It functions as an evaluation property price calculation means.

According to the real estate property evaluation support apparatus and the real estate property evaluation support program of the present invention, first, the original sales price calculation means performs the following calculation.
(A1) By dividing the contract price of the contract case by the index indicating the price trend at the time of contract, the sales price (original sales price) without taking the price trend into account can be calculated.
Next, the unit price calculation means performs the following calculation.
(A2) The estimated unit price, which is a unit price, can be calculated by dividing the selling price not taking price trends into account by the area.
(A3) The average average unit price can be calculated by calculating the average of the estimated unit prices of contract cases.
Next, the evaluation property price calculation means performs the following calculation.
(A4) The appraisal price at the time of evaluation can be calculated by multiplying the estimated average unit price by the area of the property to be evaluated.

  When the real estate property to be evaluated is a building, the unit price calculation means calculates the estimated average unit price at the time of new construction, an index indicating a price trend at the time of contracting, and a coefficient and an area based on depreciation for each building age The average unit price at the time of new construction of each of the contracted cases obtained by dividing the contract price of the contracted cases is averaged, and the evaluated property price calculation means calculates the appraisal price at the time of the evaluation. It can be obtained by multiplying the estimated selling price at the time of new construction obtained by multiplying the area of the target real estate property by the estimated average unit price at the time of new construction by a coefficient based on the building age.

As described above, when the real estate property to be evaluated is a building, first, the unit price calculation means performs the following calculation.
(B1) By dividing the contract price of the contract case by the index indicating the price trend at the time of contract, a sales price that does not take the price trend into account can be calculated.
(B2) The sales price at the time of new construction can be calculated by dividing the sales price not taking price trends into account by the coefficient based on the depreciation for each building age.
(B3) The estimated unit price, which is the unit price at the time of new construction, can be calculated by dividing the selling price at the time of new construction by the area.
(B4) The estimated average unit price can be calculated by calculating the average of the estimated unit prices of contract cases.
Next, the evaluation property price calculation means performs the following calculation.
(B5) The estimated selling price at the time of new construction can be calculated by multiplying the estimated average unit price by the area of the property to be evaluated.
(B6) The appraisal price at the time of evaluation can be calculated by multiplying the estimated sales price at the time of new construction by a coefficient based on the building age.

  The real estate property introduction device of the present invention is searched from the real estate property evaluation support device of the present invention, the storage means storing the contract case, the real estate property desired to be sold, and the real estate property desired to be sold. Assessed price obtained by the real estate property evaluation support device using a search means for extracting a real estate property that matches the conditions as a search result property, and a selected property selected from the search result properties as a real estate property to be evaluated Presenting means for presenting together with the selling price of the selected property.

  In addition, the real estate property introduction program of the present invention provides a computer, a storage device for storing the real estate property evaluation support apparatus according to claim 1, the contract example, and the real estate property desired to be sold, and the sale is desired. A search means for extracting a real estate property that matches a search condition from among the real estate properties to be searched as a search result property, and the selected property selected from the search result properties as a real estate property to be evaluated as the real estate property evaluation support device It is made to function as a presentation means which presents the appraisal price obtained by (2) together with the selling price of the selected property.

  According to the real estate property introduction device of the present invention, the selected property selected from the search result properties extracted by the search means is selected as the real estate property to be evaluated, and the appraisal price obtained by the real estate property evaluation support device is selected. The presentation means presents the sales price of the property. Therefore, it is easy to compare the assessed price with the selling price.

  Selling real estate properties that you want to sell by periodically collecting sales price, building age, and area data from real estate listing websites provided by other servers connected to the network to obtain the differences Real estate property collecting means for accumulating information in the storage means in the storage means can be provided.

  Real estate property collection means collects information on real estate properties desired to be sold from real estate property introduction sites provided by other servers and stores them in the storage means. It is possible to collect a wide range of successful contracts that have been established.

  A rank determination means for determining the rank of the selected property based on one condition selected from the sale price, the building age, or the unit price from the search result property can be provided. Since the order of the selected property is displayed, the operator can grasp at a glance whether the selected property has a higher selling price or a unit price than a neighboring real estate property or is older.

  A mark indicating the original sales price from the contract price of the contract example calculated by the original sales price calculation means is plotted on the linear first coordinate axis indicating the price, and a mark indicating the sales price of the search result property, Plotting on a linear second coordinate axis in which the scale of the price is matched to the first coordinate axis, and a mark indicating the appraisal price at the time of evaluation calculated by the evaluation property price calculation means, the first coordinate axis and the second coordinate axis Plotting means for plotting based on the price scale of the coordinate axis, a price axis obtained by matching the scale of the price to the first coordinate axis and the second coordinate axis, and a probability axis indicating the sale probability for the price of the real estate property , A graph in which a first sale probability curve corresponding to the original sale price of the contract case and a second sale probability curve corresponding to the sale price of the search result property are superimposed A graph generating means to generate, and an intersection of the first sale probability curve and the second sale probability curve with a linear cursor, moving along the first coordinate axis, the second coordinate axis and the price axis of the graph It is desirable to have a cursor operation means for displaying the sale probability indicated by.

  According to the present invention, it is possible to calculate an appraisal price that takes into account price trends, and therefore it is possible to obtain an appropriate appraisal price, thereby making an appropriate judgment.

It is a figure for demonstrating the real estate property introduction apparatus containing the real estate property evaluation assistance apparatus which concerns on embodiment of this invention, and the server and terminal device which were connected to the real estate property introduction apparatus via the internet. It is a block diagram of a structure of the real estate property introduction apparatus shown in FIG. It is a figure which shows the coefficient based on the depreciation for every building age. It is a figure of the coefficient which shows price trend. It is a figure which shows an example of a search page. It is a figure which shows an example of a search result page. It is a figure which shows the state which selected the selection article on the search result page. It is a figure which shows an example of a property detail page. It is a figure which shows the continuation of the property detail page shown in FIG. It is a figure in the state where a part of property detailed page shown in FIG. 8 opened.

A real estate property introduction device including a real estate property evaluation support device according to an embodiment of the present invention will be described based on the drawings.
A real estate property introduction device provides a real estate property introduction site to a terminal device operated by an operator such as a purchaser who wants to buy a real estate property or an operator who wants to sell a real estate property. It is a guide for candidates.
As shown in FIG. 1, the real estate property introduction device 10 is connected to a terminal device T so as to be communicable via the Internet W which is an example of a network. The real estate property introduction apparatus 10 is also communicably connected via the Internet W with a server SV that provides another real estate property introduction site.

The real estate property introduction apparatus 10 is a computer in which a real estate property introduction program is operated. The real estate property introduction device 10 includes a communication means 20, a real estate property information collection device 30, a real estate property introduction site providing device 40, and a real estate property evaluation support device 50.
The communication unit 20 has a function of communicating with the server SV connected to the Internet W and the terminal device T.

The real estate property information collection device 30 communicates with a server SV that provides other real estate property introduction sites, and has a function of collecting information on real estate properties from other real estate property introduction sites.
The real estate property information collection device 30 includes a real estate property collection unit 31, a contract case accumulation unit 32, and a storage unit 60.
The real estate property collecting means 31 has a function of acquiring each data related to a real estate property desired to be sold that is posted on another real estate property introduction site, associating each data, and storing it in the storage means 60 as property information.
The contract case accumulation means 32 calculates the period from the start of posting the real estate property until it is no longer posted as the posting period, and associates the sales price before the listing is not posted as the contract price with the property information. A function of storing the information in the storage unit 60 is provided.

The real estate property introduction site providing apparatus 40 includes page generation means 41, search means 42, rank determination means 43, location display means 44, rearrangement means 45, and storage means 60.
The page generation means 41 embeds numerical values and information from other means in accordance with the format of various pages stored in the storage means 60, and transmits each page as a page to the terminal device T via the communication means 20 for the operator. It functions as a presentation means for presenting real estate properties.
The search means 42 searches the property information and the closing case based on the search condition input by the operator operating the terminal device T on the search condition input page provided by the page generation means 41, and matches the search condition. The real estate property (search result property) is extracted and stored in the storage means 60.

The rank determining means 43 has a function of determining the number of the real estate property selected from the search result properties (hereinafter referred to as a selected property) among the search result properties.
The location display means 44 has a function of showing the selected property and a search result property within a predetermined range centered on the location of the selected property on a map.
The sorting means 45 has a function of sorting real estate properties that can be sold and contracts based on the search result properties based on the sorting conditions. The sorting condition can be a unit price, a selling price, or a building age.

  The plotting unit 46 plots the mark indicating the original sales price from the contract price of the contract example calculated by the original sales price calculation unit 51 described later on the linear first coordinate axis indicating the price, and sells the search result property. A mark indicating the price is plotted on the second coordinate axis in a straight line in which the price scale is aligned with the first coordinate axis, and a mark indicating the assessed price at the time of evaluation calculated by the evaluation property price calculation means 53 described later is A function of plotting based on the price scale of the first coordinate axis and the second coordinate axis is provided.

  The graph generating means 47 corresponds to the original sales price of the contracted example in the orthogonal coordinates by the price axis in which the price position is aligned with the first coordinate axis and the second coordinate axis and the probability axis indicating the sale probability with respect to the price of the real estate property. It has a function of generating a graph in which one sale probability curve and a second sale probability curve corresponding to the sale price of the search result property are superimposed.

  The cursor operation means 48 moves along the first coordinate axis, the second coordinate axis, and the price axis of the graph, and displays the sale probability indicated by the intersection of the first sale probability curve and the second sale probability curve with the linear cursor. It has a function to do.

  The real estate property evaluation support apparatus 50 supports the evaluation of real estate properties such as apartments and detached houses. The real estate property evaluation support apparatus 50 is obtained by operating a real estate property evaluation support program on a computer. The real estate property evaluation support device 50 includes original sales price calculation means 51, unit price calculation means 52, and evaluation property price calculation means 53.

The original sales price calculation means 51 divides the contract price of the contract case by an index indicating the price trend at the time of contract, calculates the original sales price that is a sales price not taking the price trend into account, and stores it in the storage means 60. It has a function.
The unit price calculation means 52 divides the original sales price by the coefficient based on the depreciation for each building age based on the building age and the area of the real estate property, and calculates each unit price at the time of new construction of the contracted case. The average unit price at the time of new construction is calculated, and the average unit price at the time of new construction of the contract case is calculated and stored in the storage means 60.
The evaluation property price calculation means 53 multiplies the area of the real estate property to be evaluated by the average unit price and calculates the price at the time of new construction by dividing the index indicating the price trend at the time of new construction. Further, a function of calculating a price at the time of evaluation by multiplying a coefficient based on the building age and an index indicating a price trend at the time of evaluation, and storing it in the storage means 60 is provided.

  As the storage means 60, a hard disk drive or SSD capable of storing a large capacity can be used. The storage means 60 stores property information, contract case information, and various data for correction.

  Property information is related to the type, name, address indicating the location, image showing the appearance, images such as floor plans, age, sales price, area, floor plan, negotiation status, etc. It is data. For example, the type of real estate property is a condominium or a detached house, and further includes information such as newly built, used, or unknown. The name is the name of the apartment. The area is the exclusive area for condominiums and the total area for detached houses. The floor plan is a symbol in which the number of living rooms is a number, the living room is L, the kitchen is K, the dining room is D, the storage is S, and so on. The status of the negotiation is “Closed” indicating that the sale has been completed, “Selling” indicating that the sale has been suspended, “Now in negotiation” indicating that the negotiation is in progress, and “Public” indicating that the sale is possible There are various states.

The contract case information is data in which property information related to a real estate property that has been sold is associated with a contract time and a contract price.
Various data for correction include coefficients based on depreciation for each building age and indices indicating price trends. Coefficients based on depreciation for each building age (multiplication rate) are the building age as shown in Fig. 3. Can be a constant for each. For example, a detached house with a building age of 12 years is “0.540”, and an apartment is “0.595”.
Moreover, the index indicating the price trend can be a constant expressed as a percentage as shown in FIG. For example, in the case of an apartment built in April 2014, it is 124.8%. The index indicating the price trend is an index of the trend in real estate prices nationwide, by block, by metropolitan area, and by prefecture, based on monthly transaction price information published by the Ministry of Land, Infrastructure, Transport and Tourism. "Real estate price index" can be used.

In addition, in the storage unit 60, an address of another real estate introduction site provided by the server SV, for example, a URL is registered as site information.
Furthermore, information such as a login name and a password of an operator who accesses the real estate property introduction site is registered in the storage unit 60.

  The terminal device T can be a desktop type, notebook type, tablet type computer on which a browser operates, or a smartphone on which a browser operates.

The operation and use state of the real estate property introducing apparatus 10 according to the embodiment of the present invention configured as described above will be described based on the drawings.
First, in the real estate property introduction apparatus 10 shown in FIGS. 1 and 2, it is assumed that property information indicating a real estate property is registered in the storage unit 60. However, those who have a lot of property information can make comparisons and references for prospective buyers and prospective sellers.

  Therefore, in the real estate property information collection apparatus 30, the real estate property collection means 31 accesses the server SV based on the site information registered in the storage means 60, and information on the real estate properties posted on other real estate property introduction sites. Are stored in the storage means 60 as property information. The real estate property collection means 31 can collect this property information regularly, for example, every day, every week, or every month.

  On other real estate property introduction sites, real estate properties may not be listed because the real estate property has been sold. In such a case, the contract case accumulating means 32 calculates the posting period of the real estate that is no longer posted. Then, the contract example accumulating unit 32 stores the sales price before being no longer posted in the storage unit 60 as the contract price.

  In this way, the real estate property collection means 31 periodically collects information on the real estate property being sold and obtains the difference, thereby obtaining information (property information) on the real estate property being sold. Information on real estate properties that have been sold (contract cases) can be widely collected from the Internet W. Therefore, by accumulating information on real estate properties that have been sold or sold, it is possible to provide advantageous information to an operator who wishes to purchase or sell.

The operator operating the terminal device T enters the desired property into the real estate property introducing apparatus 10 in which the property information is stored in this way, and browses the real estate property.
For example, the operator operates the terminal device T and first logs in from the login screen of the real estate property introduction site provided by the page generation means 41 of the real estate property introduction device 10. Then, the operator causes the terminal device T to display a search page for inputting search conditions for the real estate property introduction site. For example, a search page P1 as shown in FIG. 5 is transmitted from the real estate property introduction apparatus 10 and displayed. The operator inputs search conditions on this search page P1.
On the search page P1, it is possible to narrow down by the state (status) of the negotiation, the address, the property price (sales price), the contract price, the floor plan, the total area or the exclusive area, and other detailed conditions.

  If the search result is to be displayed in a list, the “display in list” button B11 is pressed. If the search result is to be plotted on the map, the “display on map” button B12 is pressed.

  The real estate property introduction apparatus 10 and the search means 42 search the real estate property information stored in the storage means 60 based on the search condition input on the search page P1, and store it in the storage means 60 as a search result property. Then, based on the search result property, the page generation means 41 generates a search result page P2 shown in FIG. 6 and transmits it to the terminal device T via the communication means 20.

In the search result page P2, a condition change area A21 for further narrowing is arranged at the top, a map display area A22 is arranged on the left side, and a list display area A23 is arranged on the right side.
The condition change area A21 includes a search window W21 for re-searching by location, a type change field R21 for changing conditions such as new construction of a condominium or a detached house, a used one, a price change field R22 for changing a sales price range, a land When changing the land area change field R23, the total area change field R24 when changing the total area, the exclusive area change field R25 when changing the exclusive area, when changing the state of the negotiation The negotiation state change field R26 and a search button B21 for re-searching are arranged.

In the map display area A22, a mark indicating the location of the real estate property is plotted on the map displayed by the location display means 44 based on the address input on the search condition page P1. Detached houses are blue, apartments are red, and land is yellow. In addition, “contracted” is plotted with “success”, and “public” is plotted with a pin.
In the list display area A23, a photograph showing the appearance or an image of a floor plan is displayed for each real estate property. Also, property information relating to the real estate property is displayed.

The operator can select a real estate property whose details are to be browsed from the search result page P2. For example, the operator can select a mark plotted on the map display area A22 or select from the list display area A23.
When selected by the mark in the map display area A22, as shown in FIG. 7, a balloon B22 is displayed from the position of the selected mark, and the selected real estate property (hereinafter referred to as the selected property). Is displayed at the top of the list display area A23.

In the balloon B22 in FIG. 7, “open” indicating the location and the state of the negotiation, “condominium” indicating the type, “exclusive area” indicating the area because the type is condominium, sales price or contract price are displayed. . For example, when the selected property is a detached address, the display of the area is the total area with the land area.
When an appearance photograph or a floor plan in the list display area A23 is selected, a balloon B22 is displayed from the corresponding mark in the map display area A22 in which the selected property is displayed. This balloon B22 has the same content as that selected by the mark in the map display area A22.

  When viewing the details of the selected property, the operator operates the terminal device T and presses the “detail” button B23 in the balloon B22 or the “details” button B24 of each real estate property in the list display area A23. .

By pressing the “details” buttons B23 and B24, the details of the selected property are displayed on the property details page. The property detail page is generated by the page generation unit 41 and the entire page configuration is transmitted to the terminal device T via the communication unit 20.

In the property detail page P3 shown in FIGS. 8 and 9, a heading column R31 is arranged at the top. In the heading column R31, the appearance photograph or floor plan of the selected property (target property), property name, location, sale price (sale price), type (apartment, detached house, land, etc.) and building age, exclusive area (area), The unit price, the period since it was released, and the ranking R311 of the selected property are displayed.
Since the order R311 of the selected property is displayed on the property detail page P3, the operator can grasp at a glance whether the selected property has a higher selling price or a unit price than a neighboring real estate property, or is old. can do.

  In the heading column R31, a rearrangement menu M31 that defines the order of ranks to be described later is arranged in a pull-down format. The menu M31 can be selected from the items “per unit price”, “property price” (sale price), and “aged age” as the sorting condition.

  A summary information column R32 is displayed below the heading column R31. The summary information column R32 includes, on the left side, an image display unit S31 in which an appearance photograph and a floor plan are switched, and a map display unit S32 on which a map that can be enlarged and reduced is displayed that indicates the location of the selected property.

  In the summary information column R32, summary information such as the total floor number and location of the selected property, resident or vacant, completion date, building age, and unit price is displayed. This summary information is obtained by clicking the position where “OPEN” is displayed, and as shown in FIG. 10, the “Property Overview”, “Property Details”, “History”, “Building Information” and “Contractor” of the selected property are displayed. "Information" will open, and clicking on each will open that item.

Below the summary information column R32, a peripheral property display section S33 in which other real estate properties located around the selected property are displayed by the location display means 44 is arranged. Also, below the summary information column R32, a rank list display unit S34 that displays a list of ranks of the selected property is arranged.
In the order list display section S34, the sorting means 45 selects, from the menu M31, a real estate property located in a predetermined range centered on the selected property among the real estate properties (search result properties) searched according to the search condition. It is arranged according to the item. The rank list display part S34 is arranged in ascending order if it is a unit price and a selling price. Also, if they are ages, they are arranged in order of newest.

  In the present embodiment, five properties are real estate properties (search result properties) searched according to the search condition, and the selected property is fourth in terms of unit price. The ranking list display part S34 displays a maximum of ten items.

Below the surrounding property display unit S33, a sales price range display unit S35 in which real estate properties displayed as a list in the order list display unit S34 are plotted on a straight line based on the sales price is arranged.
A contract case list display S36 (see FIG. 9) displaying a list of contract case orders is displayed below the rank list display section S34. The contract case list display S36 is a list of contract cases located in a predetermined range centering on the selected property in ascending order of unit price. In the present embodiment, the ranking list display unit S34 displays a maximum of 10 cases, but the number of contract cases searched is 24.
On the left side of the contract case list display S36, a peripheral contract case display section S37 in which the contract cases displayed as a list in the contract case list display S36 is plotted on a map by the location display means 44 is arranged. Moreover, the contract price range display part S38 plotted on the straight line on the basis of the unit price is provided.

Below the contract case list display S36 and the contract price range display section S38, an evaluation display section S39 showing a market price (assessed price) is arranged.
In the evaluation display section S39, the appraisal price is displayed as “assessment amount for sale”. Further, a “target list” button B31 is displayed on the right side of the “assessment amount for sale”. By pressing the “target list” button B31, it is possible to view a list of contract cases used for calculating the appraisal price.

  A sale probability display section S40 is displayed below the evaluation display section S39 and at the bottom of the property detail page P3. In the sale probability display section S40, a circular mark M1 is displayed on the first coordinate axis L1 (past market). In addition, in the sale probability display portion S40, a circular mark M2 is displayed on the second coordinate axis L2 (current market). In addition, a triangular mark M3 is displayed below the second coordinate axis L2 in the sale probability display portion S40. Further, a graph G is displayed in the sale probability display portion S40.

Here, calculation of the appraisal price displayed on the evaluation display unit S39 will be described in detail.
First, the original sales price calculation means 51 of the real estate property evaluation support apparatus 50 reads out the index indicating the price trend shown in FIG. 4 from the storage means 60 based on the contract time of the contract case displayed in the contract case list display S36. . Next, the original sales price calculation means 51 divides the contract price of the contract case by the price trend index to calculate a sales price that does not take into account the price trend (hereinafter referred to as the original sales price). Thereby, even if the transaction demand at the time of closing is high or low, it is possible to make the price constant. Next, the unit price calculation means 52 divides the original sales price by a coefficient based on the building age to calculate an estimated sales price at the time of new construction (hereinafter referred to as an estimated sales price). Further, the area price (proprietary area) is divided from the estimated selling price at the time of new construction to calculate the estimated unit price at the time of new construction (hereinafter, estimated unit price).
And if the estimated unit price of each contract case can be calculated, the unit price calculation means 52 calculates the average of these estimated unit prices to obtain the estimated average unit price.

  Next, the evaluation property price calculating means 53 multiplies the estimated average unit price by the area (occupied area) of the selected property that becomes the property to be evaluated. This makes it possible to calculate a sales price (original sales price) that does not take into account price trends at the time of sales. Next, the evaluation property price calculation means 53 calculates an estimated sales price taking into account the price trend at the time of new construction by dividing the index of price trend at the time of new construction. Finally, the evaluation property price calculation means 53 multiplies the estimated sales price by a coefficient based on the building age, and calculates an appraisal price at the time of evaluation whose value has decreased based on depreciation.

  Thus, since the unit price at the time of new construction of the contract case is calculated based on the contract price of the contract case based on the selling price without taking the price trend into account, an accurate unit price can be calculated. Further, by calculating the appraisal price of the property to be evaluated from the estimated selling price at the time of new construction calculated from the unit price per square meter, an accurate evaluation of the property can be obtained.

  The appraisal price of the real estate property calculated by the real estate property evaluation support apparatus 50 is displayed on the evaluation display section S39. This selected property has a selling price of 16.8 million yen, but as a result of the assessment, it is displayed as 11.22 million yen in the evaluation display section S39. Therefore, the operator can understand that the selling price of the selected property is too high due to the assessed price. Therefore, the real estate property evaluation support apparatus 50 can obtain an appropriate assessment price, thereby making an appropriate determination.

  Further, the real estate property introduction device 10 presents the assessed price obtained by the real estate property evaluation support device 50 to the operator together with the selling price of the selected property, so that it is easy to compare the assessed price with the selling price.

Next, the sale probability display unit S40 displayed below the evaluation display unit S39 will be described.
The plot means 46 plots, on the first coordinate axis L1 (past market), the mark M1 indicating the original sales price, which is the sales price not taking into account the price trend, from the contract price of the contract case calculated by the original sales price calculation means 51. The Further, the plot means 46 plots the mark M2 indicating the sale price of the search result property on the second coordinate axis L2 (current market) which is linear with the price scale matched to the first coordinate axis L1.
The mark M3 indicating the assessed price at the time of evaluation calculated by the evaluation property price calculating means 53 is further plotted by the plotting means 46 based on the price scales of the first coordinate axis L1 and the second coordinate axis L2.

  The graph G is an orthogonal coordinate by a price axis X in which the price position is aligned with the first coordinate axis L1 and the second coordinate axis L2, and a probability axis Y indicating the sale probability with respect to the price of the real estate property. In this graph G, a first sale probability curve C1 corresponding to the original sale price of the contract case and a second sale probability curve C2 corresponding to the sale price of the search result property are superimposed.

  The first sale probability curve C1 and the second sale probability curve C2 are statistically determined curves. In other words, the first sale probability curve C1 and the second sale probability curve C2 are square curves arranged between the lowest price and the highest price. This is a curve in which the high probability price is set to 80%.

  Then, when the operator operates a keyboard or mouse which is an example of an input unit (not shown) and performs a cursor operation, the cursor operation unit 48 moves the linear cursor C to the first coordinate axis L1 and the second coordinate axis L2. And move along the price axis X of the graph G. At this time, the cursor operation means 48 displays the sale probability indicated by the intersection of the first sale probability curve C1 and the second sale probability curve C2 and the cursor C.

For example, at the appraisal price of 11.22 million yen at the time of evaluation, it was possible to sell with a probability of 35% in the past market, but in the current market (at the time of evaluation) 69% because the selling price has shifted to a high price. It can be seen from this graph G that it may be sold with the probability of. Further, since the probability is gradually increased if the cursor C is moved to the left, it is understood that the possibility of sale increases if the price is lowered a little more.
Therefore, the operator can easily grasp the position of the assessed price in the market.

In the present embodiment, the case where the real estate property is a condominium has been described as an example, but it may be a land or a detached house.
For example, if the real estate property is land, if it is a condominium, the contract price of the contract was divided by a coefficient based on depreciation for each building age when calculating the estimated unit price. By omitting, the estimated unit price of land can be calculated.
Further, when the real estate property is a detached house, the building part can be calculated by the same calculation as the apartment, and the appraisal price at the time of evaluation of the detached house can be calculated by adding the land part.

The case where the prospective purchaser becomes an operator and browses the real estate property introduction site has been described, but the real estate property evaluation support apparatus 50 is used in order for the prospective seller to set an appropriate sales price when selling the real estate property. May be used.
Moreover, although this embodiment demonstrated the example of a condominium as a real estate property, this invention is applicable also to the detached house with a land. When calculating the appraisal price for a detached house, the appraisal price is calculated for the building portion in the same way as an apartment, and is combined with the price for the land portion. By doing so, a detached house can be evaluated in the same way as a condominium.

  Since the present invention can support the evaluation of real estate properties such as apartments and detached houses, it can be used in the real estate industry in general.

DESCRIPTION OF SYMBOLS 10 Real estate property introduction apparatus 20 Communication means 30 Real estate property information collection apparatus 31 Real estate property collection means 32 Contract case accumulation means 40 Real estate property introduction site provision apparatus 41 Page generation means 42 Search means 43 Order determination means 44 Location display means 45 Sorting means 46 Plotting means 47 Graph generating means 48 Cursor operating means 50 Real estate property evaluation support device 51 Original sales price calculation means 52 Unit price unit calculation means 53 Evaluation property price calculation means 60 Storage means SV server T Terminal device W Internet P1 Search condition page B11 “ Display in list button B12 Display in map button P2 Search result page A21 Condition change area W21 Search window R21 Type change field R22 Price change field R23 Land area change field R24 Total area change field R25 Exclusive area change field R2 Negotiation status change column B21 Search button B22 Balloon B23, B24 “Details” button A22 Map display area A23 List display area P3 Property detail page R31 Heading field R311 Rank R32 Summary information field S31 Image display part S32 Map display part S33 Peripheral property display part S34 Order List Display Unit S35 Sales Price Range Display Unit S36 Contract Case List Display S37 Peripheral Contract Case Display Unit S38 Contract Price Range Display Unit S39 Evaluation Display Unit S40 Sales Probability Display Unit M31 Sort Menu B31 “Target List” Button L1 First Coordinate axis L2 Second coordinate axis X Price axis Y Probability axis G Graph M1, M2, M3 Mark C1 First sale probability curve C2 Second sale probability curve C Cursor

Claims (8)

An original sales price calculation means for calculating an original sales price by dividing the contract price of the contract example by an index indicating a price trend at the time of the contract;
Calculate the average of the estimated unit price from each estimated unit price of the contract case obtained by dividing the original sales price by the area of the contract case, and calculate the estimated average unit price of the contract case Means,
A real estate property evaluation support device comprising evaluation property price calculation means for calculating an assessed price at the time of evaluation by multiplying the area of the real estate property to be evaluated by the estimated average unit price. When the property to be evaluated is a building,
The unit price calculation means is obtained by dividing the estimated average unit price at the time of new construction by dividing the contract price of the contract case by the index indicating the price trend at the time of contract and the coefficient and area based on depreciation for each building age. The average unit price at the time of new construction of each of the above-mentioned contract cases is obtained as an average,
The appraisal property price calculation means, the appraisal price at the time of evaluation, the estimated sales price at the time of new construction obtained by multiplying the area of the real estate property to be evaluated by the estimated average unit price at the time of new construction, The real estate property evaluation support apparatus according to claim 1, which is obtained by multiplying a coefficient based on the building age. Computer
An original sales price calculation means for calculating the original sales price by dividing the contract price of the contract example by an index indicating the price trend at the time of the contract,
Calculate the average of the estimated unit price from each estimated unit price of the contract case obtained by dividing the original sales price by the area of the contract case, and calculate the estimated average unit price of the contract case means,
A real estate property evaluation support program that functions as an evaluation property price calculation unit that calculates the assessed price at the time of evaluation by multiplying the area of the property object to be evaluated by the estimated average unit price. The real estate property evaluation support device according to claim 1,
Storage means for storing the contract case and the real estate property desired to be sold;
Search means for extracting, as a search result property, a real estate property that matches a search condition from the real estate properties desired to be sold;
Real estate provided with a presenting means for presenting an appraisal price obtained by the real estate property evaluation support device together with a sales price of the selected property, with the selected property selected from the search result properties as a real estate property to be evaluated Property introduction device.   The sales price and area data of the real estate property that you wish to sell are collected periodically from the real estate property introduction site provided by other servers connected to the network to find the difference, and the real estate property has been sold. The real estate property introduction apparatus according to claim 4, further comprising real estate property collecting means for storing information in the storage means.   6. The real estate according to claim 4, further comprising rank determination means for determining the rank of the selected property based on one condition selected from a sale price, a building age, or a unit price from the search result property. Property introduction device. A mark indicating the original sales price from the contract price of the contract example calculated by the original sales price calculation means is plotted on the linear first coordinate axis indicating the price, and a mark indicating the sales price of the search result property, Plotting on a linear second coordinate axis in which the scale of the price is matched to the first coordinate axis, and a mark indicating the appraisal price at the time of evaluation calculated by the evaluation property price calculation means, the first coordinate axis and the second coordinate axis A plotting means for plotting based on the price scale of the axes;
The first sale corresponding to the original sale price of the contracted case is shown on the orthogonal coordinates by the price axis in which the price scale is matched with the first coordinate axis and the second coordinate axis and the probability axis indicating the sale probability with respect to the price of the real estate property. A graph generating means for generating a graph in which a probability curve and a second sale probability curve corresponding to the sales price of the search result property are superimposed;
Moving along the first coordinate axis, the second coordinate axis, and the price axis of the graph, the sale probability indicated by the intersection of the first sale probability curve and the second sale probability curve with a linear cursor is displayed. The real estate property introduction apparatus according to any one of claims 4 to 6, further comprising a cursor operation means. Computer
The real estate property evaluation support device according to claim 1,
Storage means for storing the contract case and the real estate property desired to be sold;
A search means for extracting a real estate property that matches a search condition from the real estate properties desired to be sold as a search result property,
A real estate property that functions as a presenting means for presenting an appraisal price obtained by the real estate property evaluation support device together with a selling price of the selected property, with the selected property selected from the search result properties as a real estate property to be evaluated Referral program.