JP2024011032A - Estimation system, estimation method, and program - Google Patents

Abstract

PROBLEM TO BE SOLVED: To provide an estimation system, an estimation method, and a program that can adequately estimate whether or not a newly built building is built by rebuilding without changing an owner.

SOLUTION: A reference date identification unit 26 identifies a title registration application reception date or a title registration date of a predetermined newly built building as a reference date. A determination unit 30 determines whether or not there is dealing registration of a land which is identified by a location of a site of the newly built building and a site lot number of the newly built building for a period from before a predetermined date of the identified reference date to the reference date. An estimation unit 32 estimates whether or not the newly built building has been built by rebuilding without changing an owner on the basis of existence/non-existence of the dealing registration.

SELECTED DRAWING: Figure 2

COPYRIGHT: (C)2024,JPO&INPIT

Description

The present invention relates to an estimation system, an estimation method, and a program.

Patent Document 1 describes a real estate application information search device that allows a user to use real estate registration application information to search for real estate that will increase business value and easily grasp its location.

Japanese Patent Application Publication No. 2010-15322

Targeting sales for new contracts for various services such as internet access and cable television to people who have moved into existing buildings or who will be living in newly constructed buildings (for example, single-family homes). This can be expected to improve the efficiency of sales operations. For example, by sending direct mail for new contracts to such people, you can expect to improve the efficiency of sales operations.

However, some of the newly constructed buildings are not only those built by new owners, but also those that were rebuilt without changing ownership. Since the owner of such a building is someone who has lived in that location for a long time, it cannot be said that it is efficient to conduct the above-mentioned business to the owner of such a building.

Even if the technique described in Patent Document 1 is used here, it is not possible to accurately estimate whether a newly constructed building has been rebuilt without a change in ownership.

The present invention has been made in view of the above circumstances, and one of its purposes is to be able to accurately estimate whether a newly constructed building has been rebuilt without changing ownership. The purpose of the present invention is to provide an estimation system, an estimation method, and a program.

In order to solve the above problems, the estimation system according to the present invention includes a reference date specifying means for specifying the title registration application reception date or title registration date of a given new building as a reference date, and a determination means for determining whether or not there is a sales registration of the land identified by the location of the site of the new building and the lot number of the new building between a predetermined day before and the reference date; , estimating means for estimating whether or not the newly constructed building was rebuilt without changing the owner.

Further, the estimation method according to the present invention includes a step in which the reference date specifying means specifies the title registration application reception date or title registration date of a given newly built building as the reference date, and a step in which the determining means specifies the specified reference date. a step of determining whether or not there is a sales registration of the land identified by the location of the site of the new building and the lot number of the new building between a predetermined day before and the reference date; The method includes the step of estimating whether or not the newly built building was rebuilt without changing the owner based on the presence or absence of the building.

In addition, the program according to the present invention includes a procedure for specifying the title registration application reception date or title registration date of a given newly constructed building as a reference date, and a procedure for specifying a procedure from a predetermined day before the specified reference date to the reference date. A procedure for determining whether the land identified by the location of the site of the new building and the lot number of the new building is registered for sale; A computer is made to execute a procedure for estimating whether or not the building was built by a new construction company.

1 is a diagram showing an example of the overall configuration of a computer network according to an embodiment of the present invention. FIG. 1 is a functional block diagram showing an example of functions implemented in a destination determination system according to an embodiment of the present invention. It is a figure which shows an example of registration application information data. It is a figure which shows an example of registration application information data. It is a figure which shows an example of registration application information data. It is a figure which shows an example of registration application information data. It is a figure which shows an example of registration application information data. It is a figure which shows an example of registration application information data. It is a figure which shows an example of registration application information data. It is a figure which shows an example of registration application information data. FIG. 2 is a flow diagram showing an example of the flow of processing performed in the destination determination system according to an embodiment of the present invention. FIG. 2 is a flow diagram showing an example of the flow of processing performed in the destination determination system according to an embodiment of the present invention. FIG. 2 is a flow diagram showing an example of the flow of processing performed in the destination determination system according to an embodiment of the present invention.

Hereinafter, one embodiment of the present invention will be described in detail based on the drawings.

FIG. 1 is a diagram showing an example of the overall configuration of a computer network according to an embodiment of the present invention. As shown in FIG. 1, a computer network 18 such as the Internet includes a destination determination system 10, a registration application information data provision system 12, a registration information provision system 14, and a land and house number comparison database, all of which are configured mainly using computers. 16 are connected.

The destination determination system 10 is a computer system used by users such as, for example, operators of various services such as Internet lines and cable television. In this embodiment, for example, a user uses the recipient determination system 10 to determine the recipient of a direct mail for a new contract for the service.

As shown in FIG. 1, the destination determination system 10 includes a processor 10a, a storage section 10b, a communication section 10c, an output section 10d, and an input section 10e.

The processor 10a is a program-controlled device such as a CPU, and executes various information processing according to programs stored in the storage unit 10b.

The storage unit 10b is, for example, a storage element such as ROM or RAM, or a solid state drive. The storage unit 10b stores programs and the like executed by the processor 10a.

The communication unit 10c is a communication interface for exchanging data with the registration application information data providing system 12, the registration information providing system 14, and the lot number and house number comparison database 16 via the computer network 18, for example. The destination determination system 10 transmits and receives information to and from the registration application information data providing system 12, the registration information providing system 14, and the lot number and house number comparison database 16 via the communication unit 10c.

The output unit 10d is, for example, a display unit such as a display that displays and outputs information according to instructions input from the processor 10a, an audio output unit such as a speaker that outputs audio, a print output unit such as a printer, or the like.

The input unit 10e is, for example, a touch pad, a mouse, a keyboard, a microphone, etc. that outputs the contents of operations performed by the user to the processor 10a.

The registration application information data providing system 12 is a computer system in which registration application information corresponding to the contents of a real estate registration reception book managed by, for example, the Legal Affairs Bureau is registered as data. The registration application information data providing system 12 provides the requested registration application information data to the computer system, for example, in response to a request from the computer system such as the recipient determination system 10.

The registration information providing system 14 is a computer system that provides a registration information providing service provided by, for example, the Civil Law Association. In response to a request from a computer system such as the destination determination system 10, the registration information providing system 14 provides the computer system with registration information such as all requested real estate registration items.

The registration information providing system 14 according to the present embodiment provides information on all real estate registration items to the destination determining system 10 in, for example, a PDF format file. In this embodiment, the destination determination system 10 executes text conversion processing on the file. In this embodiment, data of registration information corresponding to the content of the text generated by the text conversion process is registered in the destination determination system 10.

The lot number and house number comparison database 16 according to the present embodiment includes a combination of a character string representing the location of a building and the house number of the building, and a combination of a character string representing the location of the site of the building and the lot number of the site. , stores a plurality of lot number and house information comparison data that are associated with each other. Hereinafter, the lot number of the site of a certain building will be referred to as the lot number of the building. The lot number and house number comparison database 16 according to this embodiment includes not only existing buildings but also buildings that have already been destroyed, the combination of a character string representing the location of the building and the house number of the building, and the site of the building. Lot number house information comparison data is stored in which a combination of a character string representing the location of the building is associated with a combination of the lot number of the building. Hereinafter, the combination of a character string representing the location of a building and the house number of the building will be expressed as "building location + house number", and the combination of the character string representing the location of the building site and the lot number of the building will be expressed as "building location + house number". , shall be expressed as "site location + site lot number".

The lot number house number comparison database 16 according to the present embodiment corresponds to the building identified by the "building location + house number" in response to the reception of the "building location + house number" transmitted from the destination determination system 10. The "site location + site lot number" for the one or more pieces of land to be attached is returned to the destination determination system 10.

In addition, in response to the reception of "site location + site lot number" transmitted from the destination determination system 10, the lot number and house number comparison database 16 according to the present embodiment stores the land identified by the "site location + site lot number". The "building location + house number" for one or more buildings associated with is sent back to the destination determination system 10.

Note that a plurality of buildings may be associated with a piece of land associated with one lot number. For example, when multiple buildings are built on land that is associated with one lot number, or when a building that was built on land that is associated with one lot number is rebuilt, a new building is built on that land. This situation corresponds to the case where In such a case, the lot number and house number comparison database 16, in response to the reception of the "site location + lot number", stores a plurality of "building location + house numbers" that are associated with the "site location + lot number". A reply is sent to the destination determination system 10.

In addition, in this embodiment, the lot number house number comparison database 16 may be included in the registration information providing system 14.

FIG. 2 is a functional block diagram showing an example of functions implemented in the destination determination system 10 according to the present embodiment. Note that the destination determination system 10 according to the present embodiment does not need to implement all of the functions shown in FIG. 2, and functions other than those shown in FIG. 2 may be implemented.

As shown in FIG. 2, the destination determination system 10 according to the present embodiment functionally includes, for example, a registration application information storage section 20, a registration application information acquisition section 22, a target data identification section 24, and a reference date identification section 26. , a lot number identifying section 28, a determining section 30, an estimating section 32, and a destination determining section 34.

The registration application information storage section 20 is mainly implemented using the storage section 10b. The registration application information acquisition unit 22 is mainly implemented by the communication unit 10c. The target data specifying unit 24 is mainly implemented with the processor 10a and the input unit 10e. The reference date specifying unit 26, the determining unit 30, the estimating unit 32, and the destination determining unit 34 are mainly implemented in the processor 10a. The lot number identification unit 28 is mainly implemented with a processor 10a and a communication unit 10c. In this embodiment, the destination determination system 10 serves as an estimation system for estimating whether a newly constructed building (for example, a single-family house) has been rebuilt without a change in ownership. He will be responsible for the following.

The above functions may be implemented by having the processor 10a execute a program that is installed in the destination determination system 10, which is a computer, and includes commands corresponding to the above functions. This program may be supplied to the destination determination system 10 via a computer-readable information storage medium such as an optical disk, a magnetic disk, a magnetic tape, a magneto-optical disk, or a flash memory, or via the Internet. good.

In this embodiment, the registration application information storage unit 20 stores registration application information such as the registration application information data illustrated in FIGS. 3 to 10, for example.

3 to 10 are diagrams each showing an example of registration application information data. The registration application information data illustrated in FIGS. 3 to 10 are each associated with one real estate registration application. The registration application information data according to this embodiment includes reception date data, reception number, property identification data, application unit data, registration purpose data, new/existing data, and real estate type data.

The reception date data is, for example, data indicating the reception date of the registration application associated with the registration application information data.

The reception number is, for example, a number set according to the order of reception of the registration application in the year in which the registration application associated with the registration application information data is filed.

The property identification data is, for example, data for identifying the real estate that is the subject of a registration application that is associated with the registration application information data. As shown in FIG. 3, the property identification data includes prefecture name data, city/ward/town/village name data, large-character name/town name data, character/name/chome data, and lot/house number data.

The prefecture name data, city name data, large aza name town name data, aza name chome data, and lot number house number data are the prefecture name, city name, large aza name, or town name of the real estate that is the subject of the registration application, respectively. , is data indicating a character name or block, lot number or house number.

If the real estate subject to the registration application is land, the lot number and house number data is data indicating the lot number of the real estate. Further, if the real estate subject to the registration application is a building, the lot number house number data is data indicating the house number of the real estate.

In this embodiment, the location of the real estate that is the subject of a registration application that is associated with the registration application information data can be specified based on the property identification data. For example, a character string that combines the values of prefecture name data, city/ward/town/village name data, large-character name/town name data, and character/name/chome data corresponds to the character string representing the location of the real estate.

The application unit data is, for example, data indicating whether the registration application associated with the registration application information data is made as a single application or as a linked application. This corresponds to the descriptions of "single," "continuous," and "continuous" in the real estate registration reception book. A value of "continuation" is set in the application unit data of the registration application information data that is associated with the first registration application of the registration applications made by the linked application. A value of "continuous" is set in the application unit data of the registration application information data that is associated with the registration application submitted together with the application unit data. In addition, a value of "single" is set in the application unit data of the registration application information data associated with the registration application made as a single application.

The registration purpose data is, for example, data indicating the purpose of the registration application associated with the registration application information data. Note that the character string of the value of the registration purpose data included in the registration application information data does not necessarily have to match the character string representing the registration purpose in the real estate registration reception book that is associated with the registration application information data. .

New/existing data is, for example, data indicating whether the real estate registration reception book related to the registration application associated with the registration application information data has a description of "new)" or "already)". be. A value of "new" is set in the new/existing data of the registration application information data associated with the registration application with the description "new". A value of "already" is set in the new/already data of the registration application information data associated with the registration application that has the description "already".

The real estate type data is, for example, data indicating the type of real estate related to the registration application associated with the registration application information data. If the real estate related to the registration application is land, a value of "land" is set in the real estate type data. Furthermore, if the real estate related to the registration application is a building, a value of "building" is set in the real estate type data.

In this embodiment, the registration application information acquisition unit 22 acquires, for example, registration application information. For example, the registration application information acquisition unit 22 acquires from the registration application information data providing system 12 the registration application information data registered in the registration application information data providing system 12 since the previous acquisition at predetermined time intervals, and processes the registration application. The information is stored in the information storage unit 20.

In this embodiment, it is assumed that the registration application information data providing system 12 and the destination determining system 10 are synchronized. For example, registration application information data for a recent period (for example, the last 10 years or more), including the latest registration application information data managed by the registration application information data providing system 12, is stored in the registration application information storage unit 20. It is assumed that

In this embodiment, the target data specifying unit 24 specifies, for example, registration application information data of a newly built building, which is a target for estimating whether or not the building has been rebuilt without a change in ownership. Here, the target data specifying unit 24 may acquire the registration application information data.

Here, for example, among the plurality of registration application information data stored in the registration application information storage unit 20, the value of the real estate type data is "building" and the value of the registration purpose data is "title". Registration application information data may be specified. Alternatively, from among the plurality of registration application information data stored in the registration application information storage unit 20, the value of real estate type data is "building" and the value of new/existing data is "new". Application information data may be specified.

Note that the target data specifying unit 24 may specify the registration application information data of the building specified by the user.

Hereinafter, the registration application information data identified in this manner will be referred to as target data.

In the present embodiment, the reference date identification unit 26 identifies, for example, the date on which a title registration application for a given newly constructed building is received as the reference date. Here, for example, the reference date specifying unit 26 identifies the reception date of the title registration application for the newly constructed building associated with the target data as the reference date.

For example, the reference date specifying unit 26 may specify the title registration application reception date of the new building as the reference date based on the registration application information regarding the new building. For example, the date indicated by the value of reception date data included in the target data may be specified as the reference date of the newly constructed building associated with the target data.

In the present embodiment, the site lot number specifying unit 28 identifies, for example, the location of the site of the newly built building associated with the target data and the site lot number of the new building (the above-mentioned "site location + site lot number"). Here, for example, "building location + house number" associated with the target data is specified based on property specifying data included in the target data. Then, "site location + site lot number" that is associated with the specified "building location + house number" is specified. Here, as described above, the site lot number specifying unit 28 may specify the "site location + site lot number" of the newly built building that is associated with the target data by accessing the lot number and house number comparison database 16.

Further, the site lot number specifying unit 28 may specify one or more "building location + house number" that is associated with "site location + site lot number" of the specified new building. Here, as described above, the site lot number identification unit 28 accesses the lot number and house number comparison database 16 to identify one or more "buildings" that are associated with "site location + site lot number" of the identified new building. You may also specify the location + house number. Then, the site lot number specifying unit 28 may specify the building identified by the specified "building location + house number" as the related house. The one or more related houses identified in this way include the newly built building.

Further, the site lot number specifying unit 28 may specify the number of related houses specified in this manner. The number of related houses corresponds to the number of buildings built on the lot number of the newly constructed building that is associated with the target data.

In this embodiment, the determination unit 30 determines, for example, whether the target data satisfies a predetermined condition.

In the present embodiment, the estimating unit 32 estimates whether or not the newly constructed building has been rebuilt without changing the owner, based on the determination result by the determining unit 30, for example.

In this embodiment, the destination determining unit 34 determines the destination of the direct mail for a new service contract based on the estimation result by the estimating unit 32, for example.

Details of the determination process by the determination unit 30, the estimation process by the estimation unit 32, and the destination determination process by the destination determination unit 34 will be described later.

Hereinafter, an example of the flow of processing related to the determination by the determination unit 30, the estimation by the estimation unit 32, and the determination of the destination by the destination determination unit 34, which are performed in the destination determination system 10 according to the present embodiment, will be explained as follows. This will be explained with reference to the flow diagram illustrated in FIG. 11.

First, the target data specifying unit 24 specifies one or more target data from among the plurality of registration application information data stored in the registration application information storage unit 20 as described above (S101).

Then, the target data specifying unit 24 selects one target data that has not been subjected to the processes shown in S103 to S106 from among the target data specified in the process shown in S101 (S102).

Then, the reference date identifying unit 26 identifies the date indicated by the value of the reception date data included in the target data selected in the process shown in S102 as the reference date of the newly constructed building associated with the target data ( S103).

Then, the site lot number identifying unit 28 determines the “site location + lot number” that is associated with the “building location + house number” specified based on the property specifying data included in the target data selected in the process shown in S102. Specify (S104). In the process shown in S104, as described above, "site location + site lot number" may be specified by accessing the lot number and house number comparison database 16.

Then, the determination unit 30 determines whether or not there is a sales registration of the land identified by "site location + site lot number" of the new building from a predetermined day before the identified reference date to the reference date (S105 ). Here, for example, the purchase and sale registration of the land identified by the "site location + site lot number" specified in the process shown in S104 from the predetermined day before the reference date specified in the process shown in S103 to the reference date is The presence or absence is determined.

In the process shown in S105, the determination unit 30 determines, for example, that the date indicated by the value of the reception date data is selected from among the plurality of registration application information data stored in the registration application information storage unit 20 in the process shown in S103. Specify those that occur between two years before the reference date specified in and before the reference date.

Then, the determination unit 30 determines that (1) the value of the real estate type data is "land", (2) the value of the registration purpose data is "ownership transfer sale", and (3) The location specified based on the property identification data matches the location indicated in the "site location + lot number" identified in the process shown in S104, and (4) the house number included in the property identification data. It is determined whether or not there is a lot whose value of number data matches the lot number indicated in "Location of site + lot number" specified in the process shown in S104.

If such registration application information data exists, the sales and sales registration of the land identified by the "site location + site lot number" of the new building in question from the predetermined day before the specified reference date to the reference date is registered. It is determined that there is.

In addition, if such registration application information data does not exist, the purchase and sale of the land identified by the "site location + site lot number" of the newly constructed building between the predetermined day before the specified reference date and the reference date. It is determined that there is no registration.

For example, assume that the registration application information data (target data) shown in FIG. 3 is selected in the process shown in S102.

In this case, in the process shown in S104, for example, based on the property identification data of the target data shown in FIG. , the house number of the newly constructed building is specified as "1-2-2". Then, based on the character string representing this location and the value of this house number, the location of the site of the newly built building that is associated with the target data shown in Figure 3 is identified as "1-chome, C-cho, B-city, A-prefecture." , it is assumed that the lot number of the newly constructed building is specified as "1-2".

Here, the date indicated by the value of the reception date data of the registration application information data shown in Figure 4 is two years before the date indicated by the value of the reception date data of the registration application information data shown in Figure 3. It is. Furthermore, the value of the real estate type data in the registration application information data shown in FIG. 4 is "land". Further, the value of the registration purpose data of the registration application information data is "ownership transfer sale". Further, the location specified based on the property identification data of the registration application information data is "1-chome, C-cho, B-city, A-prefecture." Further, the value of the lot number and house number data of the registration application information data is "1-2".

Therefore, when the registration application information data shown in FIG. 4 is stored in the registration application information storage unit 20, the "site location + It will be determined that there is a sales registration for the land identified by "Site Lot Number".

The estimating unit 32 determines whether the new building associated with the target data selected in the process shown in S102 is due to reconstruction without changing the owner, based on the presence or absence of sales registration determined in the process shown in S105. It is estimated whether the building has been built or not (S106).

In the process shown in S106, for example, if it is determined in the process shown in S105 that there is a sales registration, the newly built building associated with the target data selected in the process shown in S102 is rebuilt without changing the owner. It is presumed that it was not built by.

Then, the estimating unit 32 checks whether the processes shown in S103 to S106 have been executed for all the target data specified in the process shown in S101 (S107).

If the processes shown in S103 to S106 have not been executed for all the target data identified in the process shown in S101 (S107: N), the process returns to the process shown in S102.

When the processes shown in S103 to S106 are executed for all the target data identified in the process shown in S101 (S107: Y), the destination determining unit 34, based on the estimation result in the process shown in S106, The destination of the direct mail is determined (S108). Then, the processing shown in this processing example is ended.

In the process shown in S108, for example, among the newly built buildings associated with the target data identified in the process shown in S101, those that are estimated not to have been built by reconstruction without a change in ownership are sent to the destination. Determine as.

Here, the destination determining unit 34 may access the registration information providing system 14 and obtain the registration information of the newly constructed building. Then, the destination determining unit 34 may determine the address of the owner indicated in the acquired registration information as the destination.

In the case of a new building that is not a reconstruction that does not involve a change in ownership, that is, a new building that has a new owner, the sale and purchase of the site of the building is generally registered prior to the new construction.

Focusing on this, in this processing example, based on the presence or absence of sales registration of the land identified by "site location + site lot number" of the newly constructed building from the predetermined day before the above-mentioned reference date to the relevant reference date. , it is now possible to estimate whether a newly constructed building has been rebuilt without a change in ownership. For example, as mentioned above, if it is determined that there is a sales registration for the land identified by the "site location + lot number" of the new building, the new building was rebuilt without changing the owner. It is now assumed that it is not.

In this manner, according to the present processing example, it is possible to accurately estimate whether a newly constructed building was rebuilt without a change in ownership.

Next, another process flow related to the determination by the determination unit 30, the estimation by the estimation unit 32, and the determination of the destination by the destination determination unit 34, which are performed in the destination determination system 10 according to the present embodiment. An example will be described with reference to a flow diagram illustrated in FIG. 12.

The processes shown in S201 to S204 are the same as the processes shown in S101 to S104 shown in FIG. 11, so the explanation will be omitted.

When the process shown in S204 is executed, the determination unit 30 determines whether the new building has the same location and house number as the new building from a predetermined day before the specified reference date to the reference date (the above-mentioned "building location + house number"). (same number)) Whether or not the loss of a building has been registered, or the loss of a building that is located in the same location as the new building and whose house number is a string that includes part or all of the character string of the site lot number of the new building. At least one of the presence or absence of registration is determined (S205). Here, for example, a newly built building associated with the target data selected in the process shown in S202 and "building location + house number" from a predetermined day before the reference date specified in the process shown in S203 to the reference date Whether there is a registration of loss of a building that is the same as the new building, or whether there is a registration of loss of a building that is located in the same location as the new building and whose house number is a string that partially or completely includes the site lot number of the new building. At least one of them is determined.

In the process shown in S205, the determination unit 30 determines, for example, that the date indicated by the value of the reception date data is selected from among the plurality of registration application information data stored in the registration application information storage unit 20 in the process shown in S203. Specify the period from one month before the reference date specified in to the reference date.

Then, the determination unit 30 determines that (1) the value of the real estate type data is "building", (2) the value of the registration purpose data is "lost", and (3) the value of the registration purpose data is "loss" in these registration application information data. The location identified based on the property identification data matches the location identified based on the property identification data included in the target data selected in the process shown in S202, and (4) the lot number and house number included in the property identification data. A house whose data value corresponds to a character string that partially or entirely includes the house number associated with the target data selected in the process shown in S202, or the character string of the lot number specified in the process shown in S204 Determine whether a number exists.

Here, for example, the determination unit 30 may extract, from among these registration application information data, those whose real estate type data has a value of "building" and whose registration purpose data has a value of "lost." Then, the determination unit 30 further extracts, from among the extracted registration application information data, those in which the location specified based on the property identification data of the registration application information data is the same as the location of the new building. You can. Then, the determination unit 30 may specify, for each of the extracted registration application information data, the value of the lot number and house number data of the registration application information data. Then, the determination unit 30 may perform a prefix match search on the specified value using the character string of the lot number of the new building as a key. Then, the determining unit 30 may determine whether or not there is a value that is hit by the prefix match search. Further, the determination unit 30 may determine whether or not there is one among the specified values that matches the house number of the newly constructed building.

If such registration application information data exists, a building that has the same "building location + house number" as the new building, or a new building that has the same "building location + house number" from the predetermined day before the specified reference date to the reference date. It is determined that there is a loss registration of a building whose location is the same as that of the new building, and whose house number is a character string that partially or completely includes the character string of the site lot number of the new building.

In addition, if such registration application information data does not exist, the building that has the same "building location + house number" as the new building from the specified day before the specified reference date to the reference date, or the building that has the same "building location + house number" as the new building, or It is determined that there is no registration of loss of a building that is located in the same location as the newly constructed building and whose house number is a character string that partially or entirely includes the character string of the site lot number of the newly constructed building.

For example, assume that the registration application information data (target data) shown in FIG. 5 is selected in the process shown in S202.

In this case, in the process shown in S204, for example, based on the property identification data of the target data shown in FIG. , the house number of the newly constructed building is specified as "3-4-2". Based on this "building location + house number", the "site location + lot number" of the newly built building that is associated with the target data shown in Figure 5 is identified as "2-3-4, C-cho, B-city, A-prefecture". Suppose that

Here, the date indicated by the value of the reception date data of the registration application information data shown in Figure 6 is one month before the date indicated by the value of the reception date data of the registration application information data shown in Figure 5. It is. Further, the value of the real estate type data of the registration application information data shown in FIG. 6 is "building", and the value of the registration purpose data is "lost". Furthermore, the location specified based on the property identification data of the registration application information data is "2-chome, C-cho, B-city, A-prefecture." Furthermore, the value of the lot number and house number data in the registration application information data is "3-4-1". This house number corresponds to a character string that includes, in part or in whole, the character string of the site lot number of the newly constructed building that is associated with the target data shown in FIG.

Therefore, when the registration application information data shown in FIG. It is determined that there is a loss registration of a building that has the same building number as the new building, or a building that is located in the same location as the new building and whose house number is a string that partially or completely includes the site lot number of the new building. It will be done.

Then, the estimation unit 32 determines whether the newly built building associated with the target data selected in the process shown in S202 is due to reconstruction without changing the owner, based on the presence or absence of loss registration determined in the process shown in S205. It is estimated whether the building has been built or not (S206).

In the process shown in S206, for example, if it is determined in the process shown in S205 that there is a loss registration, the newly built building associated with the target data selected in the process shown in S202 is rebuilt without changing the owner. It is estimated that it was built by.

Then, the estimating unit 32 checks whether the processes shown in S203 to S206 have been executed for all the target data specified in the process shown in S201 (S207).

If the processes shown in S203 to S206 have not been executed for all the target data identified in the process shown in S201 (S207: N), the process returns to the process shown in S202.

When the processes shown in S203 to S206 are executed for all the target data identified in the process shown in S201 (S207: Y), the destination determining unit 34, based on the estimation result in the process shown in S206, The destination of the direct mail is determined (S208). Then, the processing shown in this processing example is ended.

In the process shown in S208, for example, buildings that are estimated to have been rebuilt without a change in ownership are excluded from the destinations. In other words, newly constructed buildings that are associated with the target data identified in the process shown in S201 and that are not estimated to have been built by reconstruction without a change in ownership are determined as destinations. Ru. Note that, as described above, the address of the owner shown in the registration information of the new building may be determined as the destination.

In this processing example, the determination unit 30 refers to the lot number and house number comparison database 16 to check whether any of the buildings corresponding to the above-mentioned related houses are registered as lost. You may. If there is a building that has been registered as lost, the determination unit 30 may specify the value of the reception date data of the registration application information data of the building. Then, the determination unit 30 determines whether or not there is a registration of loss of the building between a predetermined day before the reference date and the reference date, based on the value of the specified reception date data. You can. For example, if the date indicated by the value of the identified reception date data is between the predetermined day before the reference date and the reference date, then the building It may be determined that there is a lost registration.

When purchasing land for the purpose of new construction, in consideration of real estate acquisition tax and real estate registration registration license tax, the seller often demolishes the old building on the land and registers the building as destroyed. In this case, the loss registration will be made at least several months before the new building registration, that is, the time necessary for the construction of the new building.

On the other hand, in the case of rebuilding without a change in ownership, it is legally required to apply for loss registration within one month of the demolition of the building, but within one month of the demolition of the building. In many cases, the loss is not registered, and an application for loss registration is often made on the same day as the title registration of the newly built building or at the latest (for example, within the last one month). Therefore, if the loss registration and title registration are performed on the same day or at close timing, there is a high possibility that the new building in question is being rebuilt.

Here, the house number of the building is, in principle, the same number as the lot number of the building. However, the house number of a building and the lot number of the building may be different.

For example, when a building is demolished and a new building is built on the site where the building was previously built, in order to distinguish between the new building and the old building, the new building's house number is There are registry offices that add branch numbers such as "-2" to the numbers.

Additionally, there is a registry office that assigns branch numbers such as "-1" and "-2" to all buildings.

In addition, there are registry offices that do not make such a distinction and give new buildings the same house number as the old building.

Focusing on this, in this processing example, whether or not there is a registration of loss of a building with the same "building location + house number" as a newly built building, or a new building Based on at least one of whether or not the building is registered as having been destroyed, the new building is located in the same location as the new building, and the house number is a character string that includes part or all of the character string of the lot number of the new building. It is now possible to estimate whether or not the building was built by rebuilding without any changes. For example, as mentioned above, if there is a loss registration of a building with the same "building location + house number" as a newly constructed building, or if the building is located in the same location as a newly constructed building and the character string of the site lot number of the newly constructed building is partially or When there is a registration of loss of a building whose character string is the house number, it is now presumed that the new building was rebuilt without a change in ownership.

In this manner, according to the present processing example, it is possible to accurately estimate whether a newly constructed building was rebuilt without a change in ownership.

In addition, according to this processing example, even if the purchase and sale history of the site of the new building is not checked, and even if the time range in which the registration application information data can be referenced is narrow, the new building will not change ownership. This means that it is possible to estimate whether or not the building was built by rebuilding.

However, even if the lost building was registered several months ago after the title was registered, the new building in question may have been rebuilt. Furthermore, even if the loss registration and the title registration are performed on the same day or in close proximity, the new building may have been rebuilt without a change in ownership.

Based on this, for example, in the process shown in S205 described above, the determination unit 30 may further determine whether there is a trade registration.

For example, in the process shown in S205, the determination unit 30 determines whether or not there is a loss registration of a building with the same "building location + house number" as the new building during the first number of days up to the specified reference date, or It may also be determined whether or not at least one of the existence or non-existence of a building that is located in the same location as the new building and whose house number is a string containing part or all of the character string of the site lot number of the new building is registered as lost.

For example, the determination unit 30 determines that the date indicated by the value of the reception date data is the reference date specified in the process shown in S203 from among the plurality of registration application information data stored in the registration application information storage unit 20. You may specify the period from one year before the reference date to the reference date.

Then, the determination unit 30 determines that (1) the value of the real estate type data is "building", (2) the value of the registration purpose data is "lost", and (3) the value of the registration purpose data is "loss" in these registration application information data. The location identified based on the property identification data matches the location identified based on the property identification data included in the target data selected in the process shown in S202, and (4) the lot number and house number included in the property identification data. A house whose data value corresponds to a character string that partially or entirely includes the house number associated with the target data selected in the process shown in S202, or the character string of the lot number specified in the process shown in S204 It may be determined whether a number exists.

If such registration application information data exists, a building with the same "building location + house number" as the new building or a building with the same location as the new building during the first number of days up to the specified reference date. are the same, and it may be determined that there is a loss registration of a building whose house number is a character string that partially or entirely includes the character string of the site lot number of the new building.

In addition, if such registration application information data does not exist, a building with the same "building location + house number" as the new building, or a building with the same "building location + house number" as the new building during the first number of days up to the specified reference date. It may be determined that there is no registration of loss of a building whose location is the same as that of the new building, and whose house number is a character string that partially or entirely includes the character string of the site lot number of the new building.

Furthermore, in the process shown in S205, the determination unit 30 determines whether or not there is a sales registration for the land identified by the "site location + site lot number" of the new building during the second number of days up to the specified reference date. You may judge. Here, the second number of days may be longer than the first number of days.

For example, the determination unit 30 specifies, in the process shown in S203, the date indicated by the value of the reception date data from among the plurality of registration application information data stored in the registration application information storage unit 20. You may specify the period from three years before the reference date to the reference date.

Then, the determination unit 30 determines that (1) the value of the real estate type data is "land", (2) the value of the registration purpose data is "ownership transfer sale", and (3) The location identified based on the property identification data matches the location indicated in the "site location + lot number" identified in the process shown in S204, and (4) the house number included in the property identification data. It may be determined whether or not there is a lot whose value of number data matches the lot number indicated in "Location of site + lot number" specified in the process shown in S204.

If such registration application information data exists, there is a sales registration of the land identified by the "site location + site lot number" of the new building during the second number of days up to the specified reference date. may be determined.

In addition, if such registration application information data does not exist, the purchase and sale registration of the land identified by the "site location + site lot number" of the new building during the second number of days up to the specified reference date is It may be determined that there is no.

Then, in the process shown in S206, the estimation unit 32 determines whether the new building is the owner based on the presence or absence of loss registration determined in the process shown in S205 and the presence or absence of sales registration determined in the process shown in S205. It may be estimated whether or not the building was built by reconstruction without any changes to the structure.

For example, if it is determined in the process shown in S205 that there is a loss registration, but it is determined that there is no sales registration, the newly built building associated with the target data selected in the process shown in S202 does not involve a change in ownership. It may be presumed that it was rebuilt.

By doing this, it becomes possible to more accurately estimate whether or not a newly constructed building has been rebuilt without a change in ownership.

Next, another process flow related to the determination by the determination unit 30, the estimation by the estimation unit 32, and the determination of the destination by the destination determination unit 34, which are performed in the destination determination system 10 according to the present embodiment. An example will be described with reference to a flow diagram illustrated in FIG. 13.

In this processing example, it is assumed that in the registration application information data stored in the registration application information storage unit 20 in advance, the registration application information data related to the registration applications that have been applied for in conjunction are associated with each other. For example, it is assumed that the same group ID is assigned to registration application information data related to registration applications that have been submitted in conjunction with each other.

For example, registration application information data whose application unit data value is "consecutive" and one or more registration applications whose application unit data value is "consecutive" whose reception number follows the registration application information data concerned. It is assumed that the same group ID is given to the information data and.

As a result, in this processing example, it is possible to specify the registration application information data related to the registration application associated with certain registration application information data and the registration application applied for in conjunction with the registration application information data.

The processes shown in S301 and S302 are similar to the processes shown in S101 and S102 shown in FIG. 11, so the description thereof will be omitted.

When the process shown in S302 is executed, the determination unit 30 determines whether there is a title registration application for a new building that is associated with the target data selected in the process shown in S302, and a registration application that is a joint application. Determination is made (S303). As described above, in this processing example, since the registration application information data related to the registration applications that have been applied for in conjunction are associated with each other in advance, the processing shown in S303 corresponds to the target data selected in the processing shown in S202. It is possible to specify whether or not there is a title registration application to be attached and a registration application that has been applied in conjunction with the title registration application.

If there is no related registration application (S303: N), the process proceeds to S306. The registration application is excluded from the estimation in this processing example.

If there is a registration application that has been applied for in conjunction (S303: Y), the determination unit 30 determines whether or not there is a lost registration that was made together with the title registration application for the given new building through the connection application (S304). . Here, for example, it is determined whether or not there is a lost registration that was made together with an application for registering the title of a newly built building that is associated with the target data selected in the process shown in S202 by a linked application.

In the process shown in S304, the determination unit 30 determines, for example, one or more registration application information data related to the registration application associated with the target data selected in the process shown in S202 and the registration application applied for jointly. , it is determined whether there is any registration purpose data whose value is "lost".

If such registration application information data exists, it is determined that there is a lost registration that was made together with an application for title registration of a given new building due to a linked application.

Furthermore, if such registration application information data does not exist, it is determined that there is no lost registration that was made together with the title registration application for the given newly constructed building through the linked application.

For example, assume that the registration application information data (target data) shown in FIG. 7 is selected in the process shown in S302.

It is assumed that the registration application information data shown in FIG. 8 is registration application information data related to a registration application for a newly built building associated with the target data shown in FIG. 7 and a registration application that is a joint application.

Here, the value of the registration purpose data of the registration application information data shown in FIG. 8 is "lost".

Therefore, if the registration application information data shown in FIG. 8 is stored in the registration application information storage unit 20, it is determined that there is a lost registration that was made together with the title registration application for a given new building due to a linked application. It happens.

The estimating unit 32 determines, based on the presence or absence of loss registration determined in the process shown in S304, that the newly built building associated with the target data selected in the process shown in S302 has been rebuilt without changing the owner. It is estimated whether the building has been built or not (S305).

In the process shown in S305, for example, if it is determined in the process shown in S304 that there is a loss registration, the newly built building associated with the target data selected in the process shown in S302 is rebuilt without changing the owner. It is estimated that it was built by.

Then, the estimation unit 32 checks whether the processes shown in S303 to S305 have been executed for all the target data specified in the process shown in S301 (S306).

If the processes shown in S303 to S305 have not been executed for all the target data identified in the process shown in S301 (S306: N), the process returns to the process shown in S302.

When the processes shown in S303 to S305 are executed for all the target data identified in the process shown in S301 (S306: Y), the destination determining unit 34, based on the estimation result in the process shown in S305, The destination of the direct mail is determined (S307). Then, the processing shown in this processing example is ended.

In the process shown in S307, for example, buildings that are estimated to have been rebuilt without a change in ownership are excluded from the destinations. In other words, newly constructed buildings that are associated with the target data identified in the process shown in S301 and that are not estimated to have been built by reconstruction without a change in ownership are determined as destinations. Ru. Note that, as described above, the address of the owner shown in the registration information of the new building may be determined as the destination.

Joint applications are made by the same person. Therefore, if an application for registering the title of a new building and an application for registration of loss are made through linked applications as mentioned above, the application for registration of the title of the new building and the application for registration of loss are both made by the same person. becomes. Therefore, there is a high possibility that the new building in question was constructed through reconstruction without a change in ownership.

Focusing on this, in this processing example, based on the presence or absence of a loss registration that was made together with a title registration application for a given new building through a linked application, the new building will be rebuilt through reconstruction without changing the owner. It is now possible to estimate whether or not it was created.

In this manner, according to the present processing example, it is possible to accurately estimate whether a newly constructed building was rebuilt without a change in ownership.

Then, as explained above, by accurately estimating whether or not a newly constructed building was rebuilt without a change in ownership, the recipients of direct mail can be narrowed down accurately. becomes possible. As a result, it becomes possible to improve the efficiency of sales operations.

Note that in this embodiment, it is possible to variously combine some or all of the processes shown in FIGS. 11 to 13.

For example, if it is confirmed in the process shown in S303 that there is no registration application that has been submitted as a linked application, the processes shown in S203 to S206 may be executed instead of the processes after S304.

Further, in the present embodiment, the determining unit 30 may determine whether or not a mortgage has been registered after the registration of the title of the new building.

Then, the estimating unit 32 may estimate whether or not the newly constructed building has business potential, based on whether or not the establishment of a mortgage has been registered as determined by the determining unit 30.

For example, assume that the registration application information data (target data) shown in FIG. 9 is selected.

Here, the date indicated by the value of the reception date data of the registration application information data shown in FIG. 10 is later than the date indicated by the value of the reception date data of the registration application information data shown in FIG. 9. The value of the property specifying data of the registration application information data shown in FIG. 10 is the same as the value of the property specifying data of the registration application information data shown in FIG. 9, and the value of the registration purpose data of the registration application information data shown in FIG. is the “setting of a revolving mortgage.”

Therefore, if the registration application information data shown in FIG. 10 is stored in the registration application information storage unit 20, it is determined that there is a registration of establishment of a mortgage that was performed after the registration of the title of the new building. Become.

If it is determined that there is a registration of establishment of a mortgage that was performed after the registration of the title of the new building, the new building associated with the target data may be presumed to have business potential.

Further, in this embodiment, the determination unit 30 may specify the number of buildings built on the lot number of a given newly constructed building. Then, the estimating unit 32 may estimate whether or not the new building has business potential based on the number of identified buildings.

For example, the site lot number identifying unit 28 may identify a related house for a newly built building associated with the target data as described above. If the number of identified related houses is a predetermined number or more (for example, three or more), the estimation unit 32 may estimate that the new building has business potential.

Then, the destination determining unit 34 may determine the destination of the direct mail based on the estimation result of whether or not the new building has business potential. For example, newly constructed buildings that are presumed to have business potential may be excluded from the destinations.

There is a high possibility that the newly constructed building that is presumed to have business potential as described above is not a normal detached house where an individual lives. As for corporations, voluntary contracts for various services such as internet access and cable television are expected. Therefore, it is desirable to exclude newly constructed buildings that are presumed to have business potential from being sent as direct mail destinations.

As described above, in this embodiment, it is estimated whether a newly built building is commercially viable or not based on whether or not a mortgage has been registered after the registration of the title of the newly built building. In this way, according to the present embodiment, it is possible to accurately estimate whether a newly constructed building has business potential.

Furthermore, as described above, in this embodiment, it is estimated whether the newly constructed building has business potential or not based on the number of buildings built on the lot number of the newly constructed building. In this way, according to the present embodiment, it is possible to accurately estimate whether a newly constructed building has business potential.

By accurately estimating whether or not a newly constructed building is viable for business, it becomes possible to accurately narrow down the recipients of direct mail. As a result, it becomes possible to improve the efficiency of sales operations.

In this embodiment, the destination determining unit 34 may generate data indicating a list of determined direct mail destinations. The destination determining unit 34 may then store the generated data in the storage unit 10b. Further, the destination determining unit 34 may display or print out the data.

Note that the present invention is not limited to the above-described embodiments.

Further, in the present embodiment, the reference date specifying unit 26 may specify the title registration date as the above-mentioned reference date instead of the title registration application reception date. For example, the reference date specifying unit 26 may access the registration information providing system 14 and acquire the registration information of the newly constructed building. Then, the reference date specifying unit 26 may specify the title registration date of the newly built building as the reference date based on the acquired registration information.

For example, if it is determined in the process shown in S205 that there is no loss registration, the newly built building associated with the target data selected in the process shown in S202 is not one that was built by reconstruction without changing the owner. It may be assumed that Furthermore, if it is determined in the process shown in S105 that there is no sales registration, the newly built building associated with the target data selected in the process shown in S102 was built by reconstruction without changing the owner. It may be assumed that there is.

For example, if it is determined in the process shown in S305 that there is no loss registration, the newly built building associated with the target data selected in the process shown in S302 is one that was built by rebuilding without changing the owner. It may be assumed that it is not.

In addition, if there is no registration application that was submitted in conjunction with the process shown in S303, the new building associated with the target data selected in the process shown in S302 was built by reconstruction without changing the owner. It may be assumed that it is not a real thing.

For example, the destination determination system 10 may not include the registration application information storage unit 20. Then, the target data specifying section 24 and the determining section 30 may acquire and specify the registration application information data by accessing the registration application information data providing system 12.

Furthermore, the above-mentioned specific character strings and numerical values as well as the specific character strings in the drawings are merely examples, and the present invention is not limited to these character strings and numerical values.

The technology described in this embodiment can also be expressed as follows.
[1]
A reference date specifying means for specifying the title registration application reception date or title registration date of a given newly constructed building as the reference date;
a determining means for determining whether or not there is a sales registration of the land identified by the location of the site of the newly constructed building and the lot number of the newly constructed building between a predetermined day before the specified reference date and the reference date;
Estimating means for estimating whether or not the newly constructed building was rebuilt without changing ownership, based on the presence or absence of the sales registration;
An estimation system comprising:
[2]
The determination means determines whether or not there is a registration of establishment of a mortgage that was performed after the registration of the title of the newly constructed building;
The estimating means estimates whether or not the newly constructed building has business potential, based on whether or not the establishment of the mortgage has been registered.
The estimation system according to [1], characterized in that:
[3]
further comprising a number of buildings identifying means for identifying the number of buildings built on the land identified by the location of the site of the newly constructed building and the lot number of the newly constructed building;
The estimating means estimates whether or not the newly constructed building is commercially viable, based on the number of buildings.
The estimation system according to [1] or [2], characterized in that:
[4]
The reference date specifying means specifies, as the reference date, the date on which an application for title registration of the newly constructed building is received, based on the registration application information regarding the newly constructed building;
The determination means executes the determination based on a plurality of pieces of registration application information stored in a registration application information storage means.
The estimation system according to any one of [1] to [3], characterized in that:
[5]
a step in which the reference date specifying means identifies the title registration application reception date or title registration date of a given newly constructed building as the reference date;
a step in which the determining means determines the location of the site of the newly constructed building and the presence or absence of a sales registration of the land identified by the site lot number of the newly constructed building between a predetermined day before the specified reference date and the reference date; and,
a step in which the estimating means estimates whether or not the newly constructed building was built by reconstruction without a change in ownership, based on the presence or absence of the sales registration;
An estimation method characterized by comprising:
[6]
Procedures for specifying the title registration application reception date or title registration date of a given newly constructed building as the reference date;
a procedure for determining the location of the site of the newly constructed building and the presence or absence of a sales registration of the land identified by the site lot number of the newly constructed building between a predetermined day before the specified reference date and the reference date;
a step of estimating whether the newly constructed building was built by reconstruction without a change in ownership, based on the presence or absence of the sales registration;
A program that causes a computer to execute.

10 destination determination system, 10a processor, 10b storage unit, 10c communication unit, 10d output unit, 10e input unit, 12 registration application information data provision system, 14 registration information provision system, 16 lot number house number comparison database, 18 computer network, 20 Registration application information storage unit, 22 Registration application information acquisition unit, 24 Target data identification unit, 26 Reference date identification unit, 28 Site lot number identification unit, 30 Determination unit, 32 Estimation unit, 34 Destination determination unit.

Claims (6)

A reference date specifying means for specifying the title registration application reception date or title registration date of a given newly constructed building as the reference date;
a determining means for determining whether or not there is a sales registration of the land identified by the location of the site of the newly constructed building and the lot number of the newly constructed building between a predetermined day before the specified reference date and the reference date;
Estimating means for estimating whether or not the newly constructed building was rebuilt without changing ownership, based on the presence or absence of the sales registration;
An estimation system comprising: The determination means determines whether or not there is a registration of establishment of a mortgage that was performed after the registration of the title of the newly constructed building;
The estimating means estimates whether or not the newly constructed building has business potential, based on whether or not the establishment of the mortgage has been registered.
The estimation system according to claim 1, characterized in that: further comprising a number of buildings identifying means for identifying the number of buildings built on the land identified by the location of the site of the newly constructed building and the lot number of the newly constructed building;
The estimating means estimates whether or not the newly constructed building is commercially viable, based on the number of buildings.
The estimation system according to claim 1, characterized in that: The reference date specifying means specifies, as the reference date, the date on which an application for title registration of the newly constructed building is received, based on the registration application information regarding the newly constructed building;
The determination means executes the determination based on a plurality of pieces of registration application information stored in a registration application information storage means.
The estimation system according to claim 1, characterized in that: a step in which the reference date specifying means identifies the title registration application reception date or title registration date of a given newly constructed building as the reference date;
a step in which the determining means determines the location of the site of the newly constructed building and the presence or absence of a sales registration of the land identified by the site lot number of the newly constructed building between a predetermined day before the specified reference date and the reference date; and,
a step in which the estimating means estimates whether or not the newly constructed building was built by reconstruction without a change in ownership, based on the presence or absence of the sales registration;
An estimation method characterized by comprising: Procedures for specifying the title registration application reception date or title registration date of a given newly constructed building as the reference date;
a procedure for determining the location of the site of the newly constructed building and the presence or absence of a sales registration of the land identified by the site lot number of the newly constructed building between a predetermined day before the specified reference date and the reference date;
a step of estimating whether the newly constructed building was built by reconstruction without a change in ownership, based on the presence or absence of the sales registration;
A program that causes a computer to execute.

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