JP2019207718A - Real estate evaluation system, real estate evaluation method and real estate evaluation program - Google Patents

Abstract

To quickly evaluate a value of real estate through simple operation.SOLUTION: Disclosed is a system for evaluating a value of real estate including land or buildings. A user terminal 1 includes: an imaging part 14 for imaging a part or all of land to be evaluated; a plane information estimation part 162 for estimating a planar size and shape of the land (evaluation target) 5 based on an image captured by the imaging part 14; and an evaluation part 163 for calculating the value of the land (evaluation target) 5 based on the estimated result by the plane information estimation part 162. Based on local regulations and surrounding geographical conditions, the evaluation part 163 calculates a volume of virtual buildings capable of being constructed on the land (evaluation target), and also calculates the value of the land (evaluation target) according to the calculated volume.SELECTED DRAWING: Figure 2

Description

  The present invention relates to a real estate evaluation system, method and program for evaluating the value of real estate such as land and buildings.

  In the past, many real estate transactions have been carried out, and in order to smoothly and appropriately carry out the transaction contracts, information on real estate properties can be collected and real estate property brokers who can evaluate the value of real estate properties based on specialized knowledge. The existence of (for example, residential land and building traders) is important.

  In such a real estate sales transaction through a conventional broker, first the real estate seller searches for a broker through a real estate magazine or advertisement, accesses the broker directly by telephone or visit, and sells the real estate ( Communicate information on properties for sale. Then, the broker investigates the property to be sold, discusses the sale condition with the seller based on the result of the investigation, and if the sale condition is determined, the contents are published in a specialized magazine or newspaper. On the other hand, the buyer who wishes to purchase the property for sale directly accesses the mediator in the same manner as the seller and informs the condition of the property for sale that he wishes to purchase. Then, the intermediary investigates the real estate value etc. of the sale property desired by the buyer and discusses the purchase conditions with the buyer. Thereafter, the seller's broker and the buyer's broker discuss each other, and in some cases, the sale conditions and the purchase conditions are adjusted again, and if both conditions match each other, a sales contract is established. Then, the broker obtains a brokerage fee from the seller or the buyer (hereinafter, the seller and the buyer are referred to as “buyer” if necessary).

  By the way, in such general real estate transactions, real estate agents, real estate brokers, general people who buy and sell real estate, or financial traders who take collateral as a collateral, the market price of the target property, price trends, etc. Need information. The conventional method for evaluating real estate properties, for example, condominium prices, compares the sale price of newly built condominiums, which are examples of transactions with condominiums in the vicinity of the appraisal apartment, the contract price of the condominium and the rent of the rental apartment, etc. By doing so, the apartment price is evaluated. On the other hand, in the case of detached houses and rental properties (rental apartments, rental apartments, rental detached houses), similar prices are evaluated.

  In the conventional evaluation of real estate such as condominiums or detached houses, if the evaluator calculates the price by comparing the condominium to be evaluated with only a small amount of transaction examples, the price of the small amount of transaction examples will have a significant impact. It is difficult to objectively and accurately evaluate the price of the property, and it may be difficult to know the market price and price trends of the objective and valid property.

  In response to such a problem, for example, a request for price evaluation of a property as disclosed in Patent Document 1 is received via a communication network, and the price of the property to be evaluated is objectively and accurately calculated. A property evaluation system has been proposed. In the real estate evaluation system disclosed in Patent Document 1, when a request for price evaluation of real estate such as a condominium is transmitted from a communication terminal to a condominium evaluation information center via a communication network, the condominium evaluation information center The price is objectively and accurately calculated by automatic calculation, and the calculated price is immediately transmitted to the requesting communication terminal via the network and provided to the user.

  In the real estate evaluation system disclosed in Patent Document 1, it is necessary to input various information such as the address of a prefecture, a railroad, a condominium name, an exclusive area, an age of building, etc. in the item field of the input screen when evaluating the real estate. The operation was complicated.

JP 2004-102673 A

  However, there are many cases in which real estate evaluation must be performed promptly at the real estate transaction site, and there is a situation where information cannot be sufficiently collected at the time of the real estate evaluation. In order to make an accurate value evaluation, considerable skill is required. In particular, it may be necessary to estimate the value of future profits by predicting buildings such as condominiums that can be built on the land, based on the condition of vacant land or dismantling existing buildings. In such a case, as in the system disclosed in Patent Document 1 described above, it is often impossible to perform an accurate value evaluation only by comparing the market price and price trends of existing properties and surrounding properties.

  Therefore, the present invention solves the above-described problems, and an object of the present invention is to provide a real estate evaluation system, method, and program capable of quickly evaluating the value of real estate by a simple operation.

In order to solve the above problems, the present invention is a system for evaluating the value of real estate including land or buildings,
Plane information estimation means for determining the boundary line of the land to be evaluated and estimating the planar size and shape of the evaluation target;
Position information acquisition means for acquiring position information of the evaluation target;
Based on real estate information storage means for storing real estate information that is a correlation between location information and real estate value, the estimation result by the plane information estimation means, and the location information of the evaluation object acquired by the location information acquisition means An evaluation means for calculating the value of the evaluation target with reference to the information storage means,
The evaluation method by the evaluation means analyzes the property information accumulated with respect to the location of the property subject to evaluation, and plots the correlation between the rent and any of the property size, distance from the station, building age The value is calculated by calculating an approximate curve from the graph.

Another invention is a method for evaluating the value of real estate including land or buildings,
A plane information estimation step for determining a boundary line of the land to be evaluated and estimating a planar size and shape of the evaluation target;
A positional information acquisition unit that acquires the positional information of the evaluation target;
Real estate information accumulation step for accumulating real estate information, which is a correlation between location information and real estate value, in the real estate information accumulation means;
Evaluation that the evaluation means refers to the real estate information storage means and calculates the value of the evaluation object based on the estimation result in the plane information estimation step and the position information of the evaluation object acquired in the position information acquisition step Including steps,
The evaluation method in the evaluation step analyzes the property information accumulated with respect to the location of the property subject to evaluation, and plots the correlation between the rent and any of the area of the property, the distance from the station, the building age The value is calculated by calculating an approximate curve from the graph.

The above invention further comprises an imaging means for photographing a part or all of the land to be evaluated,
The plane information estimation means includes
Image analysis to determine the boundary line of the land to be evaluated by extracting the characteristic part in the image, and convert the closed shape surrounded by the determined boundary line into a plan view of the land in plan view And
A correction unit that corrects the boundary analyzed by the image analysis unit based on a user operation;
The correction unit can correct the closed shape by moving the apex portion of the closed shape by a user operation.

  According to the present invention, the land to be evaluated is photographed, and the photographed image is analyzed to estimate the planar size and shape of the land. Therefore, the price of the land can be calculated quickly. In addition, as photography of the evaluation object here, it shoots as one image so that the whole picture of the evaluation object land may be included, or a plurality of evaluation object parts are photographed and a plurality of images are connected. Alternatively, a process for predicting and complementing the deficient portion may be performed.

  The image analysis here is to determine the boundary line that is the outer edge of the land to be evaluated by extracting the features in the image, and convert the determined land shape into a flat top view. Such processing is included. As a process for converting to this planar view, for example, the distortion of the shape based on the depression angle when the land is photographed from the top and the distortion of the shape due to perspective based on the characteristics of the photographing lens are calculated, and the boundary line of the land is calculated. For example, the shape surrounded by is transformed or reduced / enlarged based on the calculated distortion, and converted into a planar top view.

  In the above invention, when the plane information estimation unit includes a comparison object having a known shape and size in the image photographed by the imaging unit, the comparison object reflected in the image and It is preferable to extract a part or all of the evaluation target and estimate the planar size and shape of the evaluation target based on the comparison target in the image and the comparison result with the evaluation target. In this case, it is possible to improve the accuracy in specifying the planar size and shape of the evaluation target by copying the comparison target having a known shape and size so as to be comparable with the evaluation target.

  The comparison object need not be a dedicated article if it has a known shape and size. For example, it may be a block surface of a wall reflected in an image, a manhole, a window of a surrounding building, etc. Good. The shape and size of the comparison object do not need to be known at the time of shooting, and may be input later by measuring after shooting or obtaining information from a catalog or the like. Further, when a dedicated article is prepared as a comparison object, for example, a square / rectangular plate can be used, and the QR code (registered trademark) or the like can be used on the plate surface so that the article can be easily recognized. A figure or a character string serving as a mark such as a barcode may be written. As this barcode, for example, additional information such as a user ID may be included in addition to information such as size and shape.

  In the above invention, the information processing apparatus further comprises: position information acquisition means for acquiring the position information of the evaluation object; and real estate information storage means for storing real estate information that is a correlation between the position information and the real estate value. It is preferable to calculate the value of the evaluation object by referring to the real estate information storage unit based on the position information of the evaluation object. In this case, for example, the coordinates and address on the map to be evaluated are automatically specified based on the current position obtained from the GPS (global positioning system) that is generally provided in smartphones. The value of the evaluation object according to the position information can be calculated.

  In the above invention, the real estate information includes a real estate value associated with an area to which the position information of the evaluation target belongs, and the evaluation means stores the real estate information storage means based on the position information of the evaluation target. It is preferable to calculate the value of the evaluation target by referring to the real estate value associated with the area to which the position information of the evaluation target belongs. In this case, the value of the evaluation object can be calculated by referring to the real estate information about the area and the surrounding area, obtaining the market price, the minimum price, the maximum price, etc. of the area. Thus, it is possible to evaluate the value from the area of the land and the market price only by photographing the land.

  Further, in the above invention, the real estate information includes a local regulation to which the position information of the evaluation target belongs and a geographical condition around the evaluation target, and the evaluation means includes the position of the evaluation target. Referring to the real estate information accumulating means based on the information, and calculating the value of the evaluation object using the laws and regulations of the region to which the position information of the evaluation object belongs and the geographical conditions around the evaluation object preferable. In this case, the building that can be built on the land can be predicted according to the laws and geographical conditions of the area, and the value of the real estate can be evaluated considering the building built on the land. it can.

  Further, in the above invention, the evaluation means calculates a structure of a building that can be constructed on the evaluation target land based on the local laws and the surrounding geographical conditions, and according to the calculated structure, It is preferable to calculate the value of the evaluation target. In this case, the structure of a building that can be built on the land, such as an apartment, can be predicted, and the sales profit or rental profit of the apartment can be estimated based on the structure of the building that can be built on the land. You can also predict the revenue from building. Thereby, the price of land can be evaluated with higher accuracy.

  The real estate evaluation system and the real estate evaluation method according to the present invention described above can be realized by executing the real estate evaluation program of the present invention described in a predetermined language on a computer. That is, the program of the present invention is installed in an IC chip or a memory device of a general-purpose computer such as a portable terminal device, a smartphone, a wearable terminal, a mobile PC or other information processing terminal, a personal computer or a server computer, and executed on the CPU. Thus, it is possible to construct a system having the above-described functions and implement the real estate evaluation method.

  In addition, the real estate evaluation program of the present invention can be distributed, for example, via a communication line, and transferred as a package application that operates on a stand-alone computer by recording on a computer-readable recording medium. can do. Specifically, the recording medium can be recorded on various recording media such as a magnetic recording medium such as a flexible disk and a cassette tape, an optical disk such as a CD-ROM and a DVD-ROM, and a RAM card. According to the computer-readable recording medium on which the program is recorded, the above-described system and method can be easily implemented using a general-purpose computer or a dedicated computer, and the program can be stored, transported, and Easy installation.

  As described above, according to these inventions, the planar shape and area of the land can be automatically acquired by a simple operation of photographing the land to be evaluated, based on this plane information. And quickly evaluate the value of real estate.

It is a conceptual diagram which shows the whole structure of the real estate evaluation system which concerns on embodiment. It is a block diagram which shows the internal structure of the smart phone which concerns on embodiment. It is a block diagram which shows the functional module constructed | assembled on the smart phone which concerns on embodiment. It is a block diagram which shows the internal structure of the information management server and external server which concern on embodiment. It is a flowchart figure which shows operation | movement of the real estate evaluation system which concerns on embodiment. It is explanatory drawing which shows the aspect which image | photographs evaluation object in the real estate evaluation system which concerns on embodiment. It is explanatory drawing which shows the other aspect which image | photographs evaluation object in the real estate evaluation system which concerns on embodiment. It is explanatory drawing which shows operation at the time of analyzing the image which image | photographed evaluation object in the real estate evaluation system which concerns on embodiment. It is explanatory drawing which shows the plane information produced | generated in the real estate evaluation system which concerns on embodiment. It is explanatory drawing which shows operation which corrects the plane information produced | generated in the real estate evaluation system which concerns on embodiment. It is explanatory drawing which shows the other aspect which image | photographs evaluation object in the real estate evaluation system which concerns on embodiment. It is explanatory drawing at the time of expressing the building estimation information estimated in the real estate evaluation system which concerns on embodiment with a perspective view. It is explanatory drawing at the time of expressing the building estimation information estimated in the real estate evaluation system which concerns on embodiment with a top view. It is explanatory drawing at the time of expressing the building estimation information estimated in the real estate evaluation system which concerns on embodiment by an augmented reality process. It is explanatory drawing which shows an example of GUI (result display) displayed in the real estate evaluation system which concerns on embodiment. It is explanatory drawing which shows an example of GUI (land shape pattern selection) displayed in the real estate evaluation system which concerns on embodiment. It is explanatory drawing which shows an example of GUI (handwriting input) displayed in the real estate evaluation system which concerns on embodiment. It is explanatory drawing which shows an example of GUI (a floor plan of a virtual building, and a perspective view) displayed in the real estate evaluation system which concerns on embodiment. It is explanatory drawing which shows an example of GUI (a floor plan of a virtual building, and a perspective view) displayed in the real estate evaluation system which concerns on embodiment. It is explanatory drawing which shows an example of GUI (a floor plan of a virtual building, and a perspective view) displayed in the real estate evaluation system which concerns on embodiment. It is explanatory drawing which shows an example of GUI (parking plan and perspective view) displayed in the real estate evaluation system according to the embodiment. It is the graph which plotted the correlation of the area of a property, and a rent in the real estate evaluation system concerning an embodiment.

(Overall structure of real estate evaluation system)
Hereinafter, an embodiment of a real estate evaluation system according to the present invention will be described in detail with reference to the accompanying drawings. FIG. 1 is a conceptual diagram showing the overall configuration of the real estate evaluation system according to the present embodiment. The real estate evaluation system and the real estate evaluation method according to the present embodiment are realized by executing the real estate evaluation program of the present invention on the user terminal 1 such as a smartphone used by the user, and accumulation of necessary information in the present embodiment. An example in which a part of processing is entrusted to the information management server will be described. The present invention is not limited to this embodiment. For example, all data and execution programs may be arranged on the server side, or all data and execution programs may be arranged on the user terminal side. Good.

  Specifically, the real estate evaluation system according to the present embodiment is a system that evaluates the value (price) of an evaluation target using real estate such as land 5 or other buildings as shown in FIG. A user terminal 1 used by a user, an information management server 2 that manages various types of information and data, and an external information server 3 are connected to a communication network 4 that is constructed by connecting them together.

  The communication network 4 is an IP network using the communication protocol TCP / IP, and various communication lines (telephone lines, ISDN lines, ADSL lines, public lines such as optical lines, private lines, wireless communication networks) are mutually connected. It is a distributed communication network constructed by connecting. The communication network 4 includes a LAN such as an intranet (in-house network) or a home network based on 10BASE-T, 100BASE-TX, or the like. The wireless base station 41 is a device that is connected to the communication network 4 and establishes a wireless communication connection with the user terminal 1 to provide a call or data communication by the user terminal 1.

  The information management server 2 is a server device that is arranged on the communication network 4 and performs user management and data collection management regarding real estate information providing services. The information management server 2 is composed of a plurality of server device groups, and the function of each server device is realized by a server computer that executes various information processing or software having the function.

  More specifically, the information management server 2 and the external information server 3 are centered on a server computer that executes application software or an application server that is configured by middleware that assists in managing the execution of an application on such a computer. It is responsible for bridging from the client to the web server that processes HTTP response requests and the database core layer that executes the back-end relational database management system (RDBMS), and performs processing such as data processing. A relational database server is a server on which a database management system (DBMS) is running. It sends requested data to clients and application servers (AP servers), and accepts operation requests to rewrite or delete data. It has the function to do.

  In addition, the information management server 2 and the external information server 3 include a Web server function, and transmit information such as HTML (Hyper Text Markup Language) files, image files, and music files in a document system such as WWW (World Wide Web). Server computer or software with its function, which stores information such as HTML documents and images, and stores such information via an IP network such as the Internet in response to requests from client software such as a Web browser. Send.

  The user terminal 1 is an arithmetic processing device including a CPU, and can be realized by a general-purpose computer such as a personal computer or a dedicated device specialized in function, and may be a mobile computer or a mobile phone. In the present embodiment, the user terminal 1 is a general-purpose computer such as a personal computer using wired communication, and the user terminal 1 is a portable smartphone or mobile phone using wireless communication. In the user terminal 1, a relay point such as a base station and a mobile phone communicate with each other wirelessly and can receive a communication service such as a call or data communication while moving. Examples of the communication system of the cellular phone include an FDMA system, a TDMA system, a CDMA system, a W-CDMA (registered trademark) system, third and fourth generation systems, a PHS (Personal Handyphone System) system, and the like. The user terminal 1 is equipped with various functions such as an application software execution function and a position information acquisition function using GPS.

  The user terminal 1 also has a browser function for accessing the communication network 4 and transmitting and receiving data. This browser function is application software for browsing a Web page, downloads an HTML file, an image file, a music file, etc. from the communication network 4, analyzes the layout, and displays / reproduces it. It is also possible for a user to transmit data to a Web server using a form, or to operate application software described in JavaScript (registered trademark), Flash, Java (registered trademark), or the like.

(Internal structure of each device)
Next, the internal structure of each device constituting the real estate evaluation system described above will be described. The “module” used in the description refers to a functional unit that is configured by hardware such as an apparatus or a device, software having the function, or a combination thereof, and achieves a predetermined operation. .

(1) User terminal 1
The internal structure of the user terminal 1 described above will be described in detail. FIG. 2 is a block diagram illustrating an internal configuration of the smartphone according to the embodiment, and FIG. 3 is a block diagram illustrating functional modules constructed on the smartphone according to the embodiment. As shown in FIG. 2, the user terminal 1 includes a communication interface 11, an input interface 12, an output interface 13, a photographing unit 14, a storage device 15, a CPU 16, and a position information acquisition unit 17 as modules relating to the real estate evaluation system. .

  The communication interface 11 is a module that performs communication and data transmission / reception with other communication devices. As a communication method, for example, a public line such as a telephone line, ISDN line, ADSL line, optical line, private line, WCDMA (registration) Trademark) and third-generation (3G) communication systems such as CDMA2000, fourth-generation (4G) communication systems such as LTE, and communication systems after fifth-generation (5G), WiFi (registered trademark), A wireless communication network such as Bluetooth (registered trademark) is included. In the present embodiment, the communication interface 11 transmits and receives packet data via the communication network 4 and acquires various data such as real estate information from the information management server 2 and the external information server 3.

  The input interface 12 is a module that receives an operation signal from an operation device such as a touch panel or a button, and the received operation signal is transmitted to the CPU 16 so that the OS and each application can be operated. Note that this user operation includes a user operation such as shaking the terminal body such as an acceleration sensor or a gyro sensor, or changing the posture of the terminal body such as vertically or horizontally. The output interface 13 is a module that transmits a video signal and an audio signal in order to output video and audio from an output device such as a display and a speaker. In this embodiment, a physical operation switch such as a touch panel or a button is connected to the input interface 12 and the output interface 13, and the display data of the operation screen is displayed on the display and a touch corresponding thereto is performed. A GUI for obtaining a user operation signal by performing an operation or a button operation is provided.

  The imaging unit 14 is an imaging device that is attached to the user terminal 1 and images an evaluation target such as a land or a building. The imaging unit 14 includes a fixed imaging element such as a lens or a CCD. And image data is transmitted to the CPU 16 via a camera signal processing circuit and an A / D converter. The image data includes moving images and still images, and the moving image data is transferred to the CPU 16 in a streaming format in which a large number of continuous images are converted into frames.

  The storage device 15 includes a ROM, a RAM, and the like. The RAM is used as a working memory for the CPU 16 and temporarily stores a calculation result by the CPU 16. A program for the CPU 16 is recorded in the ROM, and program execution instructions are sequentially output in response to a request from the CPU 16. The storage device 15 stores data downloaded from the information management server 2 or the external information server 3 so that the information can be used even in an offline state.

  The position information acquisition unit 17 is a module that acquires position information and azimuth information indicating the position of the own device at the time of shooting and the direction in which it is facing, and records it as the current position information of the user U1. The direction and orientation of the magnetism (such as the position of its own device from a signal from a satellite, the position from the radio base station 41 of a cellular phone, the position of the device itself, a magnetic sensor, a gyro sensor, an acceleration sensor) The direction in which the machine is facing is detected based on whether the main body is standing or lying down horizontally.

  The CPU 16 is an arithmetic processing unit, and is a module that executes a general OS, browser software, and other applications in addition to the real estate evaluation program according to the present invention. The CPU 16 includes an application execution unit 161. This application execution unit 161 virtually constructs each functional module of the real estate evaluation system on the CPU 16 by executing the real estate evaluation program of the present invention. This real estate evaluation program is a program that allows the user terminal 1 to implement a real estate evaluation process and a function for downloading data necessary for it, and accepts user operations necessary to operate the real estate evaluation system, Output through the output interface 13.

  In the present embodiment, the application execution unit 161 of the CPU 9 executes the real estate evaluation program, thereby causing the user terminal 1 that is a general-purpose smartphone to function as an operation / output unit of the real estate evaluation system. The “module” refers to a functional unit that is configured by hardware such as an apparatus or a device, software having the function, or a combination thereof, and achieves a predetermined operation. Specifically, as shown in FIG. 3, the application execution unit 161 executes a real estate evaluation program, so that a plane information estimation unit 162, an evaluation unit 163, an information acquisition unit 164, A display information generation unit 165 is virtually constructed.

  The information acquisition unit 164 is a module that acquires various types of information related to real estate evaluation. In the present embodiment, the information acquisition unit 164 includes various images such as partial or entire images to be evaluated, various types of real estate information stored in a database, and user operations. Get the data. Information acquired by the information acquisition unit 164 includes information input by the user using the input means, shooting data such as still images and moving images acquired by shooting, the Internet, and a database. Various types of information are included. Specifically, the information acquisition unit 164 according to the present embodiment includes an imaging data acquisition unit 164a, an actual measurement value acquisition unit 164b, a map information acquisition unit 164c, a user operation acquisition unit 164d, and a database search unit 164e. It has been.

  The imaging data acquisition unit 164a is a module that acquires a still image or a moving image captured by the imaging unit 14, and the captured image is given or associated with positional information such as the shooting date and time, latitude and longitude. Are recorded. The photographed image file is accumulated in the storage device 15 and is read out to each module as necessary during the evaluation process. In addition, as imaging | photography of evaluation object here, as shown in FIG. 6, it image | photographs as one image so that the whole figure of the land 5 used as evaluation object may be included, or as shown in FIG. A plurality of images may be photographed and a plurality of images may be joined together, or as shown in FIG. 11, a process for predicting and complementing the deficient portion may be performed.

  The actual measurement value acquisition unit 164b is a module that acquires information related to the evaluation target (in addition to the actual measurement value obtained by surveying the actual site, the dimensions of the comparison target, and other numerical values such as length and area). Etc. can be input through a touch panel of the input interface 12 or by voice. Further, in the actual measurement value acquisition unit 164b, when the shape and area of the evaluation target are already known, as shown in FIGS. 15 and 16, the shape pattern is selected from the input interface V52, and the land shape (2 A function of automatically recognizing the shape of the land from a handwritten image as shown in FIG. 17 may be provided.

  The map information acquisition unit 164 c is a module that acquires map information stored in the storage device 15 and map information stored in the information management server 2 or the external information server 3 through the database search unit 164 e or the communication interface 11. The map information acquired by the map information acquisition unit 164c is transferred to the plane information estimation unit 162, the evaluation unit 163, and the display information generation unit 165, and is used for processing in each module.

  The user operation acquisition unit 164d is a module that acquires an operation signal by the user through the input interface 12, and coordinates, movement directions, and movement speeds of single or plural touch positions by the user that are input through the GUI displayed on the touch panel 131. , Detecting the input of characters and commands by voice, shaking the terminal body, changing the direction, etc., and receiving input of commands through various sensors. The operation signal acquired by the user operation acquisition unit 164d is transferred to the plane information estimation unit 162, the evaluation unit 163, and the display information generation unit 165, and is used for processing in each module. In addition, the user operation acquisition unit 164d assists the user operation by acquiring a standard rent from an address or the like from the information management server 2 and displaying it immediately, as in the input interface V51 shown in FIG. You may do it.

  The database search unit 164e is a module that searches, extracts, and acquires various types of real estate information stored in the storage device 15 and information about real estate stored in the information management server 2 and the external information server 3 through the communication interface 11. is there. Various pieces of information acquired by the database search unit 164e are transferred to the evaluation unit 163 and used in the real estate evaluation process.

  The plane information estimation unit 162 is a module that performs image analysis based on the image captured by the imaging unit 14 and estimates the planar size and shape of the land (evaluation target) 5, and the image analysis unit 162 a A data correction unit 162b. In the image analysis by the plane information estimation unit 162, the image analysis unit 162a determines the boundary line OL1 of the land 5 to be evaluated by extracting the feature portion in the image V1, as shown in FIG. The closed shape surrounded by the determined boundary line OL1 is converted into a planar top view V2 as shown in FIG. This top view V2 is a plan view of the land 5 to be evaluated in plan view. The top view V2 is displayed with various dimensions attached to the boundary line OL1 of the land 5, and the azimuth sensor and the gyro sensor of the position information acquisition unit 17. The azimuth | direction acquired by etc. is represented by the azimuth | direction mark V21.

  As the processing for converting to the planar top view V2, for example, the distortion of the shape based on the depression angle when the land 5 is photographed from a bird's-eye view or the distortion of the shape due to perspective based on the characteristics of the photographing lens is calculated. For example, the shape surrounded by the boundary line serving as the outer edge of the image is transformed or reduced / enlarged based on the calculated distortion, and converted into a planar top view.

  The data correction unit 162b is a module that corrects the boundary line OL1 analyzed by the image analysis unit 162a based on a user operation. For example, as shown in FIG. 8, when the image analysis unit 162a determines the boundary line OL1 of the land 5 to be evaluated by extracting the characteristic portion in the image V1 photographed from the overhead view, the display information generation unit In 165, the closed shape A1 surrounded by the boundary line OL1 is combined with the image V1 and displayed as a GUI. When displaying the boundary line OL1 by the GUI, a point P1 that can be moved by touching or dragging is displayed on the apex portion of the closed shape A1 so as to be selectable, and an arbitrary point P1 is moved by a user operation. Thus, the shape of the closed shape A1 can be corrected.

  The corrected shape A1 is returned to the image analysis unit 162a, and the image analysis unit 162a performs a process of converting into a planar top view V2 as shown in FIG. 9 based on the corrected shape A1. . Also for the converted top view V2, the display information generation unit 165 synthesizes the closed shape A1 surrounded by the boundary line OL1 in the top view V2 and displays it as a GUI. When displaying the boundary line OL1 by the GUI, a point P1 that can be moved by touching or dragging is displayed on the apex portion of the closed shape A1 so as to be selectable, and an arbitrary point P1 is moved by a user operation. Thus, the shape of the closed shape A1 can be corrected. The corrected shape A1 is also returned to the image analysis unit 162a, and the process of converting it to the planar top view V2 again is performed based on the corrected shape A1.

  Note that, in the present embodiment, the image analysis unit 162a of the plane information estimation unit 162 includes the comparison target 51 having a known shape and size in the image F1 or F11 to F14 captured by the imaging unit 14. The comparison object 51 reflected in the image F1 or F11 to F14 and a part or all of the land 5 to be evaluated are extracted, and the comparison object 51 and the evaluation object in the image F1 or F11 to F14 are extracted. Based on the comparison result with the land 5, it has a function of estimating the planar size and shape of the land 5 to be evaluated. Thereby, the planar size and shape of the land 5 to be evaluated are specified by copying the comparison target 51 having a known size so as to be comparable with the land 5 to be evaluated.

  In the present embodiment, a dedicated comparison plate is used as the comparison object 51. The comparison plate can be a square or rectangular plate, for example, and a graphic or character string serving as a mark such as a QR code (registered trademark) or a barcode is provided on the surface of the plate so that the article can be easily recognized. It may be written. As this barcode, for example, additional information such as a user ID may be included in addition to information such as size and shape. The comparison object 51 does not need to be a dedicated article as long as it has a known shape and size. For example, it may be a block surface of a wall reflected in an image, a manhole, a window of a surrounding building, or the like. . The shape and size of the comparison object do not need to be known at the time of shooting, and may be input later by measuring after shooting or obtaining information from a catalog or the like.

  The evaluation unit 163 is a module that calculates the value of the land 5 that is the evaluation target based on the estimation result by the plane information estimation unit 162, and is based on the area of the land 5 that is the evaluation target estimated by the plane information estimation unit 162. Thus, the price of the land 5 to be evaluated can be evaluated. Specifically, the evaluation unit 163 includes a real estate information reference unit 163a, a building estimation unit 163b, and a price calculation unit 163c. The real estate information reference unit 163a is a module that refers to real estate information based on the location information of the land 5 to be evaluated through the database search unit 164e, and the referenced real estate information is transferred to the price calculation unit 163c. The price calculation unit 163c is a module that executes calculations such as calculating the land price by multiplying the area of the land 5 to be evaluated by the land price of the unit price per square meter, for example.

  In this evaluation process, the evaluation unit 163 uses the real estate information reference unit 163a through the database search unit 164e based on the location information and direction of the land 5 to be evaluated acquired by the location information acquisition unit 17, and the real estate of the information management server 2. With reference to the information reference unit 163a, the price calculation unit 163c calculates the value of the land 5 to be evaluated based on the referenced real estate information. The real estate information includes, for example, land price, building sales / rental price, real estate value information related to the area to which the land 5 to be evaluated belongs, local laws and regulations, Geographical conditions and the like are included, and the evaluation unit 163 can calculate the value of the land 5 to be evaluated using the real estate information. In the price calculation by the price calculation unit 163c, the optimal space layout in the building space is simulated using the building space created by the building estimation unit 163b, and the number of floors and room configurations that can be constructed based on the city plan and the like are determined. Create and output asset table, floor plan, elevation, and perspective image. At this time, based on legal regulations, an optimal evacuation route is set and a more realistic room configuration is created. Calculate the estimated revenue from the room structure and calculate the reference price of the land.

  The building estimation unit 163b is a module that estimates the structure, volume, and the like of a building that can be built on the evaluation target land based on the local laws and the surrounding geographical conditions to which the evaluation target land 5 belongs. The price calculation unit 163c calculates the value of the evaluation object according to the structure and volume estimated by the building estimation unit 163b. Specifically, the building estimation unit 163b accesses various databases of the information management server 2 based on the shape, geographical condition, direction, etc. of the land 5 to acquire geographical information and legal information, Based on the regulations and geographical conditions of the area to which a certain land 5 belongs, the structure and volume of a building that can be constructed on the land, such as an apartment, is estimated as a virtual building 6. Based on the volume of the virtual building 6, the sales profit and rental profit of the apartment are estimated, and the price of the land is evaluated based on the profit from the building to be constructed in the future. For example, the rent roll of a condominium to be constructed is displayed, and the rent of each room is calculated and evaluated from the market price of the construction site.

  The prediction of the virtual building 6 by the building estimation unit 163b refers to the limitation of the building based on natural geographical conditions such as the height difference, geology, ground condition, etc. accumulated in the geographic information database 232, and Based on the shape, area, and direction, the building height restriction, floor area ratio, and oblique line restriction for securing sunshine, according to the laws and regulations applicable to the region accumulated in the law information database 233, Create a building space that takes into account the building conditions by referring to the shadow regulations, etc., and estimate the structure and volume of the building according to the height, form, and range of the building that can be constructed. The estimated volume may be a minimum value, a maximum value, an average value, or the like.

  In addition, in estimating the structure and volume, refer to the building structural restrictions (fireproof structure, earthquake resistant structure, amount of walls, amount of columns, total area, usage restrictions), etc. accumulated in the building structure information database 234. The virtual building 6 can be predicted in consideration of the size and structure of the building that can be constructed. In this case, a general floor plan pattern corresponding to the grade, use, and purpose of the virtual building 6 is also included in the building structure information, and the user selects a pattern according to the use and purpose of the virtual building 6. Thus, the height and shape of the virtual building 6, the amount of the structural material, the total floor area, and the like can be determined, and the volume corresponding thereto can be calculated. For example, when a law requiring an evacuation route is applied, information on surrounding buildings is also acquired and an evacuation route is automatically generated.

  The display information generation unit 165 includes a 2D data generation unit 165a, a 3D data generation unit 165b, and a synthesis unit 165c. Based on the data calculated by each module, the 2D data generation unit 165a or the 3D data generation unit A two-dimensional / three-dimensional graphic is generated by 165b, and the generated two-dimensional / three-dimensional graphic is combined with an image, a moving image, map information, or the like captured by the combining unit 165c. This is a module that outputs from the output interface 13 such as play.

  The synthesizing unit 165c includes an AR processing unit 165d that performs augmented reality processing (AR), and the shape A1 estimated by the plane information estimation unit 162 or the virtual building calculated by the building estimation unit 163b. 6 or the like can be converted into 3D data and can be synthesized as an augmented reality image captured by the image capturing unit 14 as shown in FIG. In the AR processing unit 165d, the display position of the shape A1 or the virtual building 6, the camera angle (viewpoint direction, depression angle) based on the direction in which the user terminal 1 main body is acquired by the user operation acquisition unit 164d through the gyro sensor. ), Adjusting the light source position and composing it as a moving image or the like as augmented reality.

  In addition, the display by the display information generation unit 165 also has a function of displaying a simple GUIV5 as shown in FIG. 15, and as the virtual building 6, as shown in FIGS. It is possible to display a simple sketch, perspective view, external view, etc. that can imagine a parking lot. At this time, the number of floors and rooms that can be constructed, the number of parking areas 6pk (number of parking spaces), etc. are automatically calculated based on conditions such as the use classification of the land 5 in consideration of securing the evacuation route 5er and stairs. ing.

(2) Information management server 2
Next, the internal configuration of the information management server 2 will be described. The information management server 2 can be composed of a plurality of server groups such as a Web server and a database server in addition to a single server device. In this embodiment, as shown in FIG. 22 and a storage unit 23.

  The storage unit 23 is a database group that accumulates various types of information related to the present system. Here, the real estate information database 231, the geographic information database 232, the legal information database 233, the building structure information database 234, and the user information database are stored. 235.

The real estate information database 231 stores real estate information related to land and buildings in each area, and the real estate information includes information on land and buildings as well as information on surrounding areas. Information such as the table below is included.

  Further, the geographic information database 232 stores, for each region, building restrictions based on natural geographical conditions such as land height difference, geology, and ground condition. The regulation information database 233 stores, for each region, building height restrictions, floor area ratio, oblique line restrictions for securing sunlight, shading regulations, etc., according to laws and regulations applicable to the area. . The building structure information database 234 accumulates building structural restrictions (fireproof structure, earthquake resistant structure, wall quantity, column quantity, total area, usage restrictions), etc., and according to the virtual building grade, application and purpose General floor plan patterns are also included and stored in the building structure information. The user information database 235 is a database for accumulating information about the user U1 and the user terminal 1. In this embodiment, the user information database 235 includes a user ID (such as the IP address of the user terminal 1) for identifying the user terminal 1 and information about the user (terminal Email address, telephone number, affiliation, etc.) are recorded in association with each other.

  The communication interface 21 is a communication interface that transmits and receives data to and from the user terminal 1 and each server device through the communication network 4. In the present embodiment, the communication interface 21 receives an inquiry about real estate information from the user terminal 1 via the communication network 4, and retrieves real estate information of each searched area and information stored in other various databases. It is supposed to be delivered.

  The control unit 22 is an arithmetic module configured by a processor such as a CPU, hardware such as a memory and other electronic circuits, software such as a program having a function thereof, or a combination thereof, and the program is appropriately executed. Various functional modules are virtually constructed by reading and executing, and various processes for operation control of each unit and user operations are performed by the constructed functional modules. In this embodiment, the control unit 22 includes an authentication unit 221, a data search unit 222, a search request acquisition unit 223, a search result transmission unit 224, an information collection unit 225, and a data update unit 226. I have.

  The authentication unit 221 is a computer that verifies the legitimacy of an accessor or software having a function thereof, and acquires an identifier such as the user's own ID and the IP address of the user terminal 1 through the communication network 4, and This is a module for checking whether or not the accessor has the right by checking the database 235 and whether or not the accessor is the principal. When the authentication by the authentication unit 221 is successful, the data search service by the data search unit 222 can be used.

  The data search unit 222 searches the databases 231 to 234 based on the keywords included in the search request in the keywords acquired by the search request acquisition unit 223 in cooperation with the database search unit 164e on the user terminal 1 side, This module returns a search result through the search result sending unit 224. The information collection unit 225 is a module that collects the latest information from the external information server 3 and other information sources on the Internet and reflects them in various databases through the data update unit 226. A search result in the data search unit 222 is also input to the information collection unit 225, and a search history by the user is accumulated in the user information database 235.

(3) External information server 3
Next, the internal configuration of the information management server 2 will be described. The external information server 3 is an information providing server operated by an external service provider, and provides various types of information in response to requests from the information acquisition unit 164 of the user terminal 1 and the information collection unit 225 of the information management server 2. . The external information server 3 can also be composed of a plurality of server groups such as a Web server and a database server in addition to a single server device. In this embodiment, as shown in FIG. The unit 32 and the databases 33 and 34 are roughly configured.

  The databases 33 and 34 are a database group that accumulates various types of information. Here, the disaster information database 33 that accumulates disaster information of each region, and map information that accumulates map information such as maps and aerial photographs of each region. And a database 34.

  The communication interface 31 is a communication interface that transmits and receives data to and from the user terminal 1 and each server device through the communication network 4. In this embodiment, the communication interface 31 receives inquiries about disaster information and map information from the user terminal 1 via the communication network 4, and disaster information, map information, and other various databases in each region upon request. The information stored in is distributed.

  The control unit 32 is an arithmetic module configured by a processor such as a CPU, memory, and other hardware such as an electronic circuit, software such as a program having a function thereof, or a combination thereof, and the program is appropriately executed. Various functional modules are virtually constructed by reading and executing, and various processes for operation control of each unit and user operations are performed by the constructed functional modules. In the present embodiment, the control unit 32 stores the disaster information, map information, and other various databases in each region in response to a search request such as an inquiry about disaster information or map information from the user terminal 1 or the information management server 2. The stored information is searched, and processing such as returning the search result through the communication interface 31 is executed.

(Real estate evaluation method)
The real estate evaluation method of the present invention can be implemented by operating the real estate evaluation program having the above functions and the real estate evaluation system constructed by executing the program. FIG. 5 is a flowchart showing the operation of the real estate evaluation system according to the present embodiment.

  First, an application which is a real estate evaluation program is activated (S101). By starting this application, the information distributed from the information management server 2 is received, and the data in the user terminal 1 is updated (S102). It should be noted that this data update may be performed as necessary when online and can be omitted as appropriate.

  Next, when there is no sufficient evaluation target information, such as surveying data of the land 5 to be evaluated, and the evaluation target shooting is unnecessary ("N" in step S113), the evaluation target information is input manually or the like. The process proceeds to step S107. On the other hand, if photographing of the evaluation target is necessary (“Y” in step S113), the user U1 performs photographing of the land 5 in the land 5 to be evaluated and evaluates based on the photographed image. The boundary line OL1 of the land 5 is extracted (S103). Specifically, a still image or a moving image captured by the imaging unit 14 is acquired by the imaging data acquisition unit 164a.

  At this time, the photographed image is provided with position information such as the photographing date and time, latitude and longitude, or is associated with each other and stored in the storage device 15 as an image file. In addition, as imaging | photography of evaluation object here, as shown in FIG. 6, it is set as one image so that the whole figure of the land 5 used as evaluation object may be included, or as shown in FIG. A plurality of portions may be photographed and a plurality of images may be joined together, or as shown in FIG.

  In photographing the evaluation object, in the present embodiment, the comparison object 51 having a known shape and size is arranged at substantially the center position of the land 5 to be evaluated, and is copied so as to be comparable with the land 5 to be evaluated. I'm trying to Here, a dedicated comparison plate is used as the comparison object 51.

  Further, in the extraction of the boundary line OL1, specifically, as shown in FIG. 8, the image analysis unit 162a determines the boundary line OL1 of the land 5 to be evaluated by extracting the characteristic portion in the image V1. Then, the closed shape A1 surrounded by the determined boundary line OL1 is combined with an image obtained by photographing the land 5 to be evaluated and displayed as a GUI. When it is desired to correct the extracted boundary line OL1 (“Y” in S104), a correction operation can be performed via the GUI on the touch panel 131 (S105).

  More specifically, the boundary line OL1 analyzed by the image analysis unit 162a is corrected by the data correction unit 162b based on a user operation. For example, as shown in FIG. 8, when the image analysis unit 162a determines the boundary line OL1 of the land 5 to be evaluated by extracting the feature portion in the image V1 photographed from the overhead view, the display information generation unit In 165, the closed shape A1 surrounded by the boundary line OL1 is combined with the image V1 and displayed as a GUI. When the boundary line OL1 by the GUI is displayed, a point P1 that can be moved by touching or dragging is displayed on the apex portion of the closed shape A1 so as to be selectable, and an arbitrary point P1 is moved by a touch operation by the user. Thus, the shape of the closed shape A1 can be corrected.

  In step S104, it is not necessary to correct the boundary line OL1 (“N” in S104), or after the correction operation is completed, plane estimation processing is executed (S106). Here, the plane information estimation unit 162 performs image analysis based on the image captured by the imaging unit 14 and estimates the planar size and shape of the land (evaluation target) 5. More specifically, as shown in FIG. 8, the image analysis unit 162a of the plane information estimation unit 162 determines the boundary line OL1 of the land 5 to be evaluated by extracting the feature portion in the image V1, The closed shape A1 surrounded by the determined boundary line OL1 is converted into a planar top view V2 as shown in FIG. As the processing for converting to the planar top view V2, for example, the distortion of the shape based on the depression angle when the land 5 is photographed from a bird's-eye view or the distortion of the shape due to perspective based on the characteristics of the photographing lens is calculated. For example, the shape surrounded by the outer edge may be transformed or reduced / enlarged based on the calculated distortion to convert it into a planar top view. In addition, the point of contact between the edge of the building and the edge of the adjacent building and the ground may be a point on the map, and the distance of the space may be approximated using these points. You may make it correct | amend using an acquisition means.

  Next, evaluation conditions are set (S107). For example, when the use and purpose of the evaluation object, the form and grade of the building to be constructed are determined, the selection operation is performed. By this selection operation, applicable building-related laws and regulations and building structure restrictions are narrowed down, and search conditions for the database group of the information management server 2 are determined. In response to the setting of the evaluation condition, various information is acquired (S108). Specifically, the information acquisition unit 164 acquires various types of data such as various types of real estate information stored in the database and evaluation conditions set by user operations. Information acquired by the information acquisition unit 164 includes information input by the user using the input means, shooting data such as still images and moving images acquired by shooting, the Internet, and a database. Various types of information are included. At this time, the database search unit 164e retrieves and extracts various real estate information stored in the storage device 15 and information on real estate stored in the information management server 2 and the external information server 3 through the communication interface 11. To do. Various information acquired by the database search unit 164e is transferred to the evaluation unit 163.

  Then, the evaluation unit 163 executes an evaluation process (S109). Specifically, the price of the land 5 that is the evaluation target is evaluated based on the area of the land 5 that is the evaluation target estimated by the plane information estimation unit 162 and the evaluation target information that is manually input by the user.

  For example, the real estate information is referred to based on the location information of the land 5 to be evaluated through the database search unit 164e, and the land price is calculated by multiplying the area of the land 5 to be evaluated by the land price of the unit price per square meter. Perform operations such as With reference to the real estate information database 231 of the information management server 2 through the database search unit 164e, the price calculation unit 163c calculates the value of the land 5 to be evaluated based on the referenced real estate information. The real estate information includes, for example, land price, building sales / rental price, real estate value information related to the area to which the land 5 to be evaluated belongs, local laws and regulations, Geographical conditions and the like are included, and the evaluation unit 163 calculates the value of the land 5 to be evaluated using these real estate information.

  Further, in this evaluation process, the volume of a building that can be built on the land to be evaluated is calculated based on the local laws and the surrounding geographical conditions to which the land 5 to be evaluated belongs, and this building estimation unit 163b. The price calculation unit 163c calculates the value of the evaluation target in accordance with the volume calculated by. Specifically, this building estimation unit 163b accesses various databases of the information management server 2 to acquire geographical information and legal information, and based on the local legal and geographical conditions to which the land 5 to be evaluated belongs. The volume of a building that can be constructed on the land such as an apartment is predicted as a virtual building 6. Based on the volume of the virtual building 6, the sales profit and rental profit of the apartment are estimated, and the price of the land is evaluated based on the profit from the building to be constructed in the future.

  In the prediction of the virtual building 6 by the building estimation unit 163b, the restriction of the building based on natural geographical conditions such as height difference, geology, ground condition, and the like accumulated in the geographic information database 232 is referred to, and also the legal information. The height of a building that can be constructed by referring to building height restrictions, floor area ratio, shaded line restrictions for securing sunshine, shading regulations, etc., which are stored in the database 233 and applicable to laws and regulations applicable to the region. It is also possible to calculate the building volume according to the sheath form and range. The calculated volume may be a minimum value, a maximum value, an average value, or the like.

  In addition, when calculating the volume, refer to the structural restrictions (fireproof structure, earthquake resistant structure, wall quantity, column quantity, total area, usage restrictions), etc., accumulated in the building structure information database 234, and so on. The virtual building 6 can be predicted in consideration of the size and structure of the building that can be used. In this case, the general floor plan pattern corresponding to the grade of the virtual building 6 and the use / purpose also includes building structure information. The height and shape of the virtual building 6, the amount of structural material, the floor area, etc. are determined by the user selecting a pattern according to the use / purpose of the virtual building 6, and the volume corresponding to it. Can also be calculated.

  Here, examples of the evaluation method include the peripheral case method (transaction case comparison method), the integration method, or the profit return method. As the evaluation mode for each evaluation object, an office mode, a store first floor mode such as a convenience store, a door There are building mode and parking lot mode. For example, the property information accumulated in the past with respect to the location of the property to be evaluated is analyzed, and an approximate curve is calculated from a graph plotting the correlation between the property size and rent as shown in FIG. The rent is estimated from the area to be evaluated and the size of the virtual building 6. As a curve indicating this correlation, the distance from the station and the age of the building are also included. For example, “new construction for 7 stations”, etc. Rent commensurate with a predetermined standard condition, that is, rent converted to the standard condition The plot data and the approximate curve graph showing the correlation between the area and the rent are drawn, and the optimum curve is drawn from the approximate curve derived from all the plot data of the standard condition (here, “New construction match, 7 minutes on foot”). A set of square meters, that is, a set of square meters.

  For example, as shown in FIGS. 18 to 21, in addition to the internal structure such as a corridor and an elevator, various conditions such as the tangent surface, the width of the tangential entrance, the width of the tangential road, and the direction are taken in. The space between the building and the surrounding area is determined to be 50 cm and the space width required for evacuation is 1 m. In the parking lot mode, the number of parking areas is determined as a floor plan that maximizes profits by securing a space for the checkout machine. At this time, by making a mistake in the first floor and the second floor, while automatically securing the evacuation route 5er on the first floor, automatic calculation of the floor plan that takes a larger number of rooms with higher rent and the number of parking areas, Optimize the location of the elevator, corridor, room size, rent set for each room and approximate the optimal floor plan to increase revenue. In the evaluation, the estimation may be performed in consideration of the material structure of the virtual building 6 and the seismic design. At that time, the estimated building may be vibrated on the simulation to calculate a PML (possible value of maximum loss) according to the material structure and seismic design, and subtract it according to the insurance premium.

  Thereafter, display information is generated and displayed in order to display the result of the evaluation process (S110). Specifically, the display information generation unit 165 generates a two-dimensional / three-dimensional graphic by the 2D data generation unit 165a or the 3D data generation unit 165b based on the data calculated by each module, and the synthesis unit The generated two-dimensional and three-dimensional graphics are combined with the image, moving image, map information, or the like photographed by 165c, and output from the output interface 13 such as a display. Note that the synthesis unit 165c includes an AR processing unit 165d that performs augmented reality processing, and converts the shape A1 estimated by the plane information estimation unit 162, the virtual building 6 calculated by the building estimation unit 163b, and the like into 3D data. As shown in FIG. 14, the video captured by the imaging unit 14 can be synthesized as augmented reality. In the AR processing unit 165d, the display position of the shape A1 or the virtual building 6, the camera angle (viewpoint direction, depression angle) based on the direction in which the user terminal 1 main body is acquired by the user operation acquisition unit 164d through the gyro sensor. ), By adjusting the light source position, it can be combined with a moving image or the like as augmented reality.

  When it is desired to perform the evaluation again after changing the conditions (“Y” in step S111), the evaluation conditions are set again (S107), and the processes of steps S108 to S110 are executed. On the other hand, when the evaluation process ends (“N” in step S111), the evaluation result is recorded (S112), and then the process ends.

(Real estate evaluation program)
As described above, the real estate evaluation system and the real estate evaluation method according to the present embodiment can be realized by executing a real estate evaluation program described in a predetermined language on a computer. Such a real estate evaluation program can be installed on the user terminal 1 or a general-purpose computer and executed on the CPU, whereby a real estate evaluation system having the above-described functions can be easily constructed. This real estate evaluation program can be distributed through, for example, a communication line, and can be transferred as a package application that operates on a stand-alone computer.

  Further, such a real estate evaluation program can be recorded on a recording medium readable by a personal computer. Specifically, it can be recorded on various recording media such as a RAM card in addition to a magnetic recording medium such as a flexible disk or a cassette tape, or an optical disk such as a CD-ROM or DVD-ROM. According to the computer-readable recording medium in which the real estate evaluation program is recorded, the above-described system and method can be implemented using a general-purpose computer or a dedicated computer, and the program can be stored, transported, and Easy installation.

(Action / Effect)
According to this embodiment, the land 5 to be evaluated is photographed, and the photographed image is analyzed to estimate the planar size and shape of the land. The land price can be quickly calculated from the area of the land.

  In particular, in the present embodiment, the volume of a building that can be built on the land such as an apartment is predicted, a virtual building 6 that can be built on the land is generated, and the sales profit of the apartment is calculated based on the volume of the virtual building 6. Since it is possible to estimate profits from buildings that will be constructed in the future, it is possible to estimate land prices with higher accuracy. Moreover, in this embodiment, since this virtual building 6 is used as an augmented reality and the virtual building is synthesized and displayed on the actual video, the real estate evaluation can be performed visually and the convenience can be improved. .

  In this embodiment, by comparing the comparison target 51 having a known shape and size with the land 5 to be evaluated so as to be comparable, the accuracy in specifying the planar size and shape of the evaluation target is improved. Can be improved.

A1 ... Extracted closed shape F1, F11-F14 ... Captured image OL1 ... Outer edge U1 ... User 1 ... User terminal 2 ... Information management server 3 ... External information server 4 ... Communication network 5 ... Land (evaluation target)
6 ... Virtual building 11 ... Communication interface 12 ... Input interface 13 ... Output interface 14 ... Shooting unit 15 ... Storage device 16 ... CPU
DESCRIPTION OF SYMBOLS 17 ... Location information acquisition part 21 ... Communication interface 22 ... Control part 23 ... Memory | storage part 31 ... Communication interface 32 ... Control part 33 ... Disaster information database 34 ... Map information database 41 ... Wireless base station 51 ... Comparison target 131 ... Touch panel 161 Application execution unit 162 Plane information estimation unit 162a Image analysis unit 162b Data correction unit 163 Evaluation unit 163a Real estate information reference unit 163b Building estimation unit 163c Price calculation unit 164 Information acquisition unit 164a Imaging data Acquisition unit 164b ... actual value acquisition unit 164c ... map information acquisition unit 164d ... user operation acquisition unit 164e ... database search unit 165 ... display information generation unit 165a ... 2D data generation unit 165b ... 3D data generation unit 165c ... synthesis unit 165d ... AR Processing unit 2 DESCRIPTION OF SYMBOLS 1 ... Authentication part 222 ... Data search part 223 ... Search request acquisition part 224 ... Search result transmission part 225 ... Information collection part 226 ... Data update part 231 ... Real estate information database 232 ... Geographic information database 233 ... Legal information database 234 ... Architectural structure Information database 235 ... User information database

Claims (18)

A system for evaluating the value of real estate including land or buildings,
Plane information estimation means for determining the boundary line of the land to be evaluated and estimating the planar size and shape of the evaluation target;
Position information acquisition means for acquiring position information of the evaluation target;
Based on real estate information storage means for storing real estate information that is a correlation between location information and real estate value, the estimation result by the plane information estimation means, and the location information of the evaluation object acquired by the location information acquisition means An evaluation means for calculating the value of the evaluation target with reference to the information storage means,
The evaluation method by the evaluation means analyzes the property information accumulated with respect to the location of the property subject to the evaluation, and plots the correlation between the rent and the area of the property, the distance from the station, or the building age A real estate valuation system that calculates an approximate curve from a graph and calculates a value. It further comprises an imaging means for photographing part or all of the land to be evaluated,
The plane information estimation means includes
Image analysis to determine the boundary line of the land to be evaluated by extracting the characteristic part in the image, and to convert the closed shape surrounded by the determined boundary line into a plan view of the land And
A correction unit that corrects the boundary analyzed by the image analysis unit based on a user operation;
The real estate evaluation system according to claim 1, wherein the correction unit corrects the closed shape by moving a vertex portion of the closed shape by a user operation.   The plane information estimation means, when a comparison object with a known shape and size is shown in the image taken by the imaging means, is one of the comparison object and evaluation object shown in the image. The part or all is extracted, The planar magnitude | size and shape of the said evaluation object are estimated based on the comparison result with the comparison target object and the said evaluation object in an image, The Claim 2 characterized by the above-mentioned. Real estate evaluation system. The real estate information includes a real estate value associated with an area to which the location information of the evaluation target belongs,
The evaluation means refers to the real estate information storage means based on the position information of the evaluation target, uses the real estate value associated with the area to which the position information of the evaluation target belongs, and converts it into a predetermined condition as a reference To calculate the value of the evaluation target by drawing an approximate curve from the plot data representing the correlation between the rent and the rent, and deriving the optimal set of rent and rent from the approximate curve. The real estate evaluation system according to claim 1, wherein The real estate information includes local regulations to which the location information of the evaluation target belongs, and geographical conditions around the evaluation target,
The evaluation means refers to the real estate information storage means based on the location information of the evaluation target, and uses the local regulations to which the location information of the evaluation target belongs, and the geographical conditions around the evaluation target, The real estate evaluation system according to claim 3 or 4, wherein the value of the evaluation object is calculated.   The evaluation means calculates a volume of a building that can be constructed on the evaluation target land based on local laws and surrounding geographical conditions, and calculates a value of the evaluation target according to the calculated volume. The real estate evaluation system according to claim 5, wherein: A method for evaluating the value of real estate including land or buildings,
Plane information estimation means for determining a boundary line of the land to be evaluated and estimating a planar size and shape of the evaluation target;
A positional information acquisition unit that acquires the positional information of the evaluation target;
Real estate information accumulation step for accumulating real estate information, which is a correlation between location information and real estate value, in the real estate information accumulation means;
Evaluation that the evaluation means refers to the real estate information storage means and calculates the value of the evaluation object based on the estimation result in the plane information estimation step and the position information of the evaluation object acquired in the position information acquisition step Including steps,
The evaluation method in the evaluation step analyzes the property information accumulated with respect to the location of the property subject to evaluation, and plots the correlation between the rent and any of the area of the property, the distance from the station, the building age A real estate evaluation method comprising calculating an approximate curve from a graph and calculating a value. It further includes an imaging step in which the imaging means captures part or all of the land to be evaluated,
In the plane information estimation step,
A plan view in which the image analysis unit determines a boundary line of the land to be evaluated by extracting a characteristic portion in the image, and the closed shape surrounded by the determined boundary line is a plan view of the land Converting to
A step of correcting the boundary line analyzed by the image analysis unit based on a user operation,
The real estate evaluation method according to claim 7, wherein the correction unit corrects the closed shape by moving a vertex portion of the closed shape by a user operation.   In the plane information estimation step, when the plane information estimation unit includes a comparison object having a known shape and size in the image captured by the imaging unit, the comparison is reflected in the image. Extracting a part or all of an object and an evaluation object, and estimating a planar size and shape of the evaluation object based on a comparison result between the comparison object and the evaluation object in an image, The real estate evaluation method according to claim 8. The real estate information includes a real estate value associated with an area to which the location information of the evaluation target belongs,
In the evaluation step, the evaluation means refers to the real estate information storage means based on the position information of the evaluation target, uses the real estate value associated with the area to which the position information of the evaluation target belongs, and is a predetermined reference By reverting to the rent converted to the above conditions, drawing an approximate curve from the plot data representing the correlation between the rent and the rent, and deriving the optimal set of rent and rent from the approximate curve, the value of the evaluation target The real estate evaluation method according to claim 7, wherein calculation is performed. The real estate information includes local regulations to which the location information of the evaluation target belongs, and geographical conditions around the evaluation target,
In the evaluation step, the evaluation means refers to the real estate information accumulating means based on the position information of the evaluation object, the local regulations to which the position information of the evaluation object belongs, the geographical conditions around the evaluation object, and The property evaluation method according to claim 9, wherein the value of the evaluation object is calculated using   In the evaluation step, the evaluation means calculates a volume of a building that can be constructed on the evaluation target land based on local regulations and surrounding geographical conditions, and the evaluation target is calculated according to the calculated volume. The real estate evaluation method according to claim 9, wherein a value is calculated. A program that evaluates the value of real estate, including land or buildings,
Plane information estimation means for determining the boundary line of the land to be evaluated and estimating the planar size and shape of the evaluation target;
Position information acquisition means for acquiring position information of the evaluation target;
Based on real estate information storage means for storing real estate information that is a correlation between location information and real estate value, the estimation result by the plane information estimation means, and the location information of the evaluation object acquired by the location information acquisition means Refers to the information storage means, functions as an evaluation means for calculating the value of the evaluation target,
The evaluation method by the evaluation means analyzes the property information accumulated with respect to the location of the property subject to evaluation, and plots the correlation between the rent and any of the property size, distance from the station, building age A real estate evaluation program for calculating an approximate curve from a graph and calculating a value. It further comprises an imaging means for photographing part or all of the land to be evaluated,
The plane information estimation means includes
Image analysis to determine the boundary line of the land to be evaluated by extracting the characteristic part in the image, and convert the closed shape surrounded by the determined boundary line into a plan view of the land in plan view And
A correction unit that corrects the boundary analyzed by the image analysis unit based on a user operation;
The real estate evaluation program according to claim 13, wherein the correction unit corrects the closed shape by moving a vertex portion of the closed shape by a user operation.   The plane information estimation means, when a comparison object with a known shape and size is shown in the image taken by the imaging means, is one of the comparison object and evaluation object shown in the image. The part or all is extracted, The planar magnitude | size and shape of the said evaluation object are estimated based on the comparison result with the comparison target object in the image, and the said evaluation object. Real estate evaluation program. The real estate information includes a real estate value associated with an area to which the location information of the evaluation target belongs,
The evaluation means refers to the real estate information storage means based on the position information of the evaluation target, and calculates the value of the evaluation target using the real estate value associated with the area to which the position information of the evaluation target belongs. The real estate evaluation program according to claim 15, wherein: The real estate information includes local regulations to which the location information of the evaluation target belongs, and geographical conditions around the evaluation target,
The evaluation means refers to the real estate information accumulating means based on the location information of the evaluation target, uses the local regulations to which the location information of the evaluation target belongs, and the geographical conditions around the evaluation target, Reassessment to the rent converted to the predetermined standard conditions, draw an approximate curve from the plot data representing the correlation between the rent and the rent, and derive the optimal set of rent and rent from the approximate curve, thereby evaluating the rent The real estate evaluation program according to claim 15 or 16, wherein the value of the object is calculated.   The evaluation means calculates a volume of a building that can be constructed on the evaluation target land based on local laws and surrounding geographical conditions, and calculates a value of the evaluation target according to the calculated volume. The real estate evaluation program according to any one of claims 15 to 17, wherein