JP3418603B2 - Land use judgment system - Google Patents

Description

Detailed Description of the Invention

[0001]

TECHNICAL FIELD The present invention uses a plurality of indexes used for real estate evaluation, and after tentatively determining an optimum building based on a use area, its designated floor area ratio and a road width standard, this time, the viewpoint based on the land price level is used. The present invention relates to a system that verifies and corrects the optimum building provisionally determined from the above to judge the optimum usage method of the rental building, and an optimum rent judgment system using this.

[0002]

[Prior art and problems] Land evaluation is the central part of real estate evaluation, and land evaluation is routinely performed in various fields such as private transaction, collateral evaluation of financial institutions, acquisition of public land. .

When the person in charge of evaluation evaluates the land, a real estate appraiser who is an expert performs the land evaluation based on the real estate appraisal standard, but it is difficult for anyone other than the expert to perform the land evaluation based on this standard. . Therefore, when performing land evaluation at financial institutions, land evaluation based on the inheritance tax land price is performed, and land evaluation based on the inheritance tax land price is also performed in private land transactions. ing.

However, the price of a real estate is defined by the real estate appraisal standard that it is formed on the basis of the price grasped on the premise of the most effective use of the real estate, but since the expression is abstract, it is generally expressed. It is difficult for the evaluator to determine the most effective use, that is, the optimum use method. If the person in charge of land evaluation could determine the optimum use method with a simple method, it would be possible to evaluate the land with high accuracy, so it was expected that such a method would appear.

[0005]

[Purpose] Therefore, the inventor of the present application first tentatively determines the optimum building and the effective floor area ratio based on the use area, its designated floor area ratio, and the road width standard, using a plurality of indexes used for real estate evaluation, and then the above-mentioned temporary determination Whether or not the optimum building and effective floor area ratio are applicable when considering the land price level of the specific land is verified and corrected using the standard building cost that has been specified in advance corresponding to the building classification of the optimum building. The optimum land use in new and existing building construction for
A usage determination system is provided.

[0006]

In order to achieve the above object, the system for determining the optimum use method of land in a building construction according to the present invention is configured as follows.

That is, in the case of building a building on a specific area, it is a system for determining the optimum use method of the land from input data of the area, designated floor area ratio, road width and land price level. , Con necessary specified volume ratio, each input data of road width and land price
Input method to input to computer system and each use area
Designated floor area ratio, effective floor area ratio, road width, optimum building, and
And one or more data sets consisting of
Database stored on a recording medium and restricted area of a specific place
And compare the specified volume ratio with the data in the above database
Then, a computer system is used to determine the optimum building that can be constructed and the effective floor area ratio by applying the modified rule based on the road width .
And the provisional determination means for provisionally determined you are, the best building was the temporary decision
Construction cost and effective floor area ratio in Japan and the database
Conditional Expression F by comparing the data of B _n × J / K ≦ L
(B _n is the standard construction cost, J is the effective floor area ratio, L is the land price level,
K is a coefficient having a positive value. ) To find the standard construction cost and effective floor area ratio, and if they are satisfied, adopt this value as the standard construction cost and effective floor area ratio,
On the other hand, if the conditional expression F is not satisfied, first, the standard construction cost is fixed, and the lower effective volume ratio is adopted to search whether or not the conditional expression F is satisfied. Examines whether or not the conditional expression F is satisfied by using the standard construction cost and the effective floor area ratio belonging to the optimum building one rank below in order, and searches for the standard construction cost and the effective floor area ratio to be finally output. According to the finalization rule, the standard construction cost and the effective floor area ratio are verified and confirmed by using a computer system, and the finalized means is output.

In addition, the system for determining the optimum use method of the above land
Database in the system
And designated floor area ratio, effective floor area ratio, road width, optimum building,
And one or more data sets consisting of
A database stored in a child recording medium and a provisional decision
Set the means of use for the specified area and the specified floor area ratio
Database based on the road width
Building that applies the positive rule and corresponds to the selected building type
Computer system for possible optimal building and effective floor area ratio
It is characterized in that it is used as a temporary decision means for making a temporary decision.

Further, K in the conditional expression F of the determining means is
It is characterized in that it is set to 1.5 to 2.5. Meaning of this coefficient
Is a component of land prices when investing in real estate
The property price and the building price must be balanced, and
It is the ratio of the building price to be paid. This coefficient is middle
In the investment of Suku, the land price (right of conditional expression F
Building price (left side of conditional expression F) is 1.5
About 2.5 times is considered to be the limit of building investment, low risk
Investment is less than 1.5 times, high risk investment
For resources, it is considered to be 2.5 times higher. So
For building investment beyond this, financial institutions, etc. must make a financing decision.
Is difficult, and appropriate from the perspective of increasing and decreasing profits
Will deviate from this investment.

Further, the effective building area ratio of the optimum building, the number of floors, the building area and the total floor area are compiled from the determined effective floor area ratio and the land area of the specific land input by the input means.
Computer system to determine the optimum building rent from the effective floor area ratio that has been determined using the computer system , the determined effective floor area ratio, the land area of the specific area that has been input using the input means, and the rent yield that has been input using the input means.
You may add the profit prediction means which predicts using . In addition, the data of any or all of the restricted area, the designated floor area ratio, the road width, the land price level, and the building type is entered in the database in advance.
Alternatively, a corresponding value may be appropriately selected from the database using a computer system . in addition,
The determination system may be processed by computer hardware resources. The optimal land use method determination system of the present invention configured as described above will be described in more detail below.

[Input Means] The input means 1 is means for inputting data necessary for evaluating a specific place by using the judgment system of the present invention. When a computer system is used, an input such as a keyboard is usually used. The interface is this. Further, when the data to be input is selected from each data group, a storage means (commonly known as a database) in which each data group is stored in the electronic storage medium may be used in advance.

A) The restricted zone is a first-class low-rise residential area, a second-class low-rise residential area, a first-class middle-high-rise residential area, and a second-class middle-high-rise residential area defined in Article 9 of the City Planning Act. , Type 1 residential area, type 2 residential area, semi-residential area, neighboring commercial area, commercial area, semi-industrial area, industrial area,
It is selected from an industrial area, an urbanization adjustment area specified by Article 7 of the City Planning Act, a city planning area specified by Article 5 of the City Planning Act, and outside the city planning area other than that area. b) The designated floor area ratio is the floor area ratio defined in the above-mentioned restricted zone. c) Road width is the width of the widest road that touches a specific land (evaluation target land). d) Land price level is the land price per 1 m ² . The land price level is, for example, a standard price obtained by comparison with a public land price announcement (standard price) or a land price survey (standard price), a land price obtained by the inheritance tax land price, and a land obtained by the property tax evaluation value. Choose from price, land price calculated by property tax rate method, price calculated by transaction example, and land price calculated by appraisal,
Alternatively, a combination of these is adopted. e) The type of building is an optimum building to be built in a specific area such as a commercial type (for example, a rental building such as an office or a restaurant), a residential type (for example, an apartment or condominium), an industrial type (for example, a factory), etc. This is the purpose of use of the building. This is because in the determination system of the present application, a desired building type is artificially selected at the start of the determination or during the determination. By this selection, only the optimum building corresponding to the selected building type will be displayed in the temporary determination means described later. Note that a separate judgment system can be prepared for each building type, or the building type can be entered in advance as input data and provisionally determined as commercial, residential, or industrial without selecting it again. You may do it.

[Temporary determination means] The temporary determination means 2 uses the input area 1 as input data or the data selectively input from the input database as the storage means to determine the usage area and the designated volume ratio as they are. The optimum rule and the effective floor area ratio are provisionally determined by applying the modified rule R1 for judging whether or not it is applicable as data based on the road width of a specific place.

The "correction rule R1" is specified by comparing the floor area ratio derived from the road width with the specified floor area ratio in consideration of the restricted area ratio and the diagonal line restriction defined by the restricted area of the specific site and the road width. If the floor area ratio is equal to or less than the road width specified floor area ratio, it is adopted as it is, otherwise it is corrected to the road width specified floor area ratio. The volume ratio determined here is defined as the virtually determined volume ratio, that is, the effective volume ratio.

The correction rule R1 in the provisional determination means and the determination rule R2 in the determination means described later are a determination database consisting of a designated floor area ratio, an effective floor area ratio, a road width, an optimum building, and a standard construction cost for each use area and building type. G
It is operated by comparing the data of.

The optimum building is a building section representing the size of the building to which the effective volume ratio tentatively determined by the modified rule R1 belongs. For example, in the 6th to 9th floors and the 3rd to 5th floors, the unit construction cost per unit area varies depending on the cost of ground foundation work and building work, etc. Prescribe.

Further, a standard building cost per unit area is set for each building section of this optimum building, and is used for verification and correction in the determining means described later. It should be noted that the optimum building is different between commercial type, residential type, and industrial type, so a plurality of optimum buildings may be determined. Therefore, as described above, options are shown from the building types of a plurality of optimum buildings, and the building category of the optimum building is provisionally determined by selecting one of them.

[Determining means] The determining means 3 is for verifying and correcting and confirming whether or not the above-mentioned provisionally determined effective floor area ratio and optimum building are suitable for the land price level when the land price level is taken into consideration. Is. Verification by the confirmation means 3
A predetermined calculation is performed by using the provisionally determined effective floor area ratio and the standard building cost of the optimum building, and is compared with the land price level, and the effective floor area ratio and the optimum building satisfying the conditional expression are determined according to the determination rule R2.

The "determination rule R2" applied here is
A standard building cost and an effective floor area ratio satisfying a predetermined conditional expression F consisting of a standard building cost, an effective floor area ratio, and a land price level of a specific site, which are provisionally determined using the above-mentioned judgment database G, are searched, and this is searched. Adopt standard building cost and effective floor area ratio that satisfy.

On the other hand, if the predetermined conditional expression F is not satisfied, the standard construction cost is first fixed and the lower effective volume ratio is adopted to search whether or not the predetermined conditional expression F is satisfied. further,
If this work does not satisfy the requirement, the standard construction cost and effective floor area ratio belonging to the building category of the optimum building one category below are used to verify whether or not the predetermined conditional expression F is satisfied, and finally output. It is an agreement to search for the standard building cost and effective floor area ratio. Then, the above-mentioned predetermined conditional expression F is performed by the following expression. [Conditional Expression]: B _n × J / K ≦ L where B _n is the standard construction cost, J is the effective floor area ratio, L is the land price level, and K is a coefficient having a positive value. The meaning of this coefficient is the ratio of the building price to the land price, because the land price and the building price, which are the components of the real estate investment, must be balanced when making a real estate investment. This factor is considered to be the limit of building investment in middle-risk investment, where the building price (left side of conditional expression F) is about 1.5 to 2.5 times the land price (right side of conditional expression F). ,
It is considered to be lower than 1.5 times for low risk investments and higher than 2.5 times for high risk investments. It is difficult for financial institutions to make a loan decision for further building investment, and it will deviate from appropriate investment in view of the principle of gradual increase and decrease in profit.

If the standard construction cost and the effective floor area ratio satisfying the conditional expression F do not exist even when the judgment database G reaches the bottom by the procedure of the decision rule R2, for example, a pre-defined building is displayed. Alternatively, the optimum building may not be displayed, and an answer indicating that the optimum building is not included may be output, and an appropriate output display is selected.

[Building Analyzing Means] The building analyzing means inputs, in addition to the determined effective floor area ratio, the land area, the designated building coverage ratio, etc., and outputs a detailed optimal usage method of the optimal building. The effective building coverage, building area, total floor area, etc. are output by the following formula. Here, the designated building coverage is a natural number obtained by using a set value for each of commercial, residential, and industrial buildings, and the number of layers is rounded up, rounded down, or the like. a) (Number of floors) = (Effective floor area ratio) / (Designated building area ratio) b) (Effective building area ratio) = (Effective floor area ratio) / (Number of floors) c) (Building area) = (Effective floor area ratio) / (Number of building floors) ) ×
(Land area) d) (Total floor area) = (Effective floor area ratio) x (Land area)

[Profit Predicting Means] The profit predicting means determines the detailed optimum rent of the optimum building by inputting the land area and the rent yield in addition to the determined effective floor area ratio. In addition, rent evaluation, income and expenditure plan and trial calculation of profit price will be performed using this.

[0024]

BEST MODE FOR CARRYING OUT THE INVENTION A system for determining an optimum use method of land in a building according to the present invention will be described below in detail with reference to the drawings. FIG. 1 is a flow chart until the optimum building and the effective floor area ratio are determined in the optimum usage method determination system of the present embodiment, FIG. 2 is a use area and a designated floor area ratio correspondence table, and FIG. 3 is the optimum embodiment of the present embodiment. It is explanatory drawing of the commercial type determination database in a utilization method determination system.

[First Embodiment] 1. Until the confirmation of the optimum building and effective floor area ratio (1) Example of inputting data of specific land Land price level is 1,000,000 yen / m ² , restricted zone is commercial area, designated floor area ratio is 600%, road width is 30. 0
m, the land area is 300.00 m ² , and the building type is commercial.

(2) Up to tentative determination of the optimum building and effective volume ratio Here, the correction rule R1 is applied to the input data, and FIG.
The comparison is made with the minimum width of the road width corresponding to the designated floor area ratio selected by the inquiry with the commercial determination database G1. Comparing the floor area ratio of the road width and the specified floor area based on the revised rule R1, if the restricted area is a commercial area and the specified floor area is 600%, the road width must be 11 m or more. In the example, the road width is 30 m
Therefore, the specified volume ratio of 600% can be directly adopted (R1a).

In the present embodiment, the designated volume ratio is not adopted as it is, but the effective volume ratio corrected to 570%, which is 95% thereof, is adopted as the volume ratio, which is defined in the correction rule R1 and the commercial determination database G1. is doing. When the floor area ratio is tentatively determined as described above, a middle-high-rise commercial building as the optimum building to which the effective floor area ratio belongs and a standard building cost B ₂ of 242,000 yen / m ² are provisionally determined.

(3) Verification and determination of optimum building and effective floor area ratio Floor area ratio in the restricted area is a modification rule R based on road width
The optimum building segment that satisfies 1 and has the maximum value that satisfies the conditional expression F is determined by the determination rule R2. As the conditional expression F, the following expression is used in this embodiment. [Conditional expression F]: B _n × J / 2 ≦ L

The meaning of this coefficient K = 2 is the ratio of the building price to the land price, because it is necessary to balance the land price and the building price, which are the components of the real estate investment. In this embodiment, the coefficient K = 2 is adopted because it is considered that the building price is about twice the land price as the limit of the building investment. It is difficult for financial institutions to make a loan decision for further building investment, and it will deviate from appropriate investment in view of the principle of gradual increase and decrease in profit. In the determination, the land price is the land price level, and the building price is the standard construction cost stored for each building category of the optimum building in the commercial determination database G1, and the following a) to d) are used. Apply.

A) When the use area is a neighboring commercial area, commercial area, first-class residential area, second-class residential area, semi-residential area, semi-industrial area, or industrial area, the commercial area and the residential area are determined based on the temporarily determined effective floor area ratio. Since the building classification of the optimum building of the system (for example, middle-high rise commercial building, middle-high rise apartment house) is determined, any one may be selected. In the present embodiment, any one of a commercial type, a residential type, and an industrial type is input in advance with the building type of the optimum building as input data, and the building classification of the optimum building to be determined is one. b) When the restricted area is the first-class low-rise residential area, the second-class low-rise residential area, and the urbanization adjustment area, the optimum building building classification is the low-rise exclusive housing regardless of the specified floor area ratio and road width. Only c) If the restricted area is outside the city planning area or the city planning area, the building classifications of low-rise private houses, low-rise commercial buildings, low-rise factory warehouses and optimum buildings are displayed regardless of the specified floor area ratio and road width, so it is optional. 1 or select a commercial type, a residential type, or an industrial type by using the building type of the optimum building as input data in advance, and determine the optimum building to be judged as one building category. d) By this procedure, if the optimum building and the effective volume ratio that satisfy the conditional expression F do not exist even if the database reaches the bottom, the pre-defined building may be displayed.

When the conditional expression F is calculated based on the given conditions (R2a), B ₂ × J ÷ 2 = 242,00 which is the left side.
0 × 5.70 / 2 = 689,000 and the right side L = 1,000,000, so the conditional expression is satisfied, and the standard building cost and effective floor area ratio provisionally determined in the modified rule R1 are adopted as they are. I see that I can do it.

If the effective volume ratio J satisfying the conditional expression F does not exist in the same optimum building, the optimum building in the database is lowered by one step (standard construction cost is also decreased by one step, and _Bn is
B _{n + 1} . ), The effective volume ratio is also lowered one step further from the maximum value within the range of the optimum building. Conditional formula F
Find the maximum value of the effective volume ratio that satisfies. If the standard building cost and the effective floor area ratio that satisfy the conditional expression F do not exist even when the database reaches the bottom row by the procedure of the finalization rule R2, the building category in the bottom row is displayed, and a predetermined response (""Regular building selection" is displayed) (R2f).

2. Optimal usage (Best Use W
ay) In the building analysis means 4, the effective building area ratio, the number of floors, the building area, and the total floor area are obtained from the effective floor area ratio and the land area obtained by the determining means 3, and the optimum use method (Best Use W
ay). FIG. 4 is a flow diagram of the building analysis means in the optimum usage method determination system of this embodiment. a) The following items are displayed as the optimum usage method after the optimum building is determined. In the present embodiment, the designated building coverage ratio is set to 80% for commercial buildings and 60% for residential / industrial buildings, and the number of floors is set to the decimal point. FIG. 5 shows an optimum use method obtained by using the following formula by the procedure shown in FIG. (Number of floors) = (Effective floor area ratio) / (Designated building coverage rate) (Effective building area coverage) = (Effective floor area ratio) / (Number of floors) (Building area) = (Effective floor area ratio) / (Number of building floors) x (Land area) (Total floor area) = (Effective floor area ratio) x (Building area)

3. Optimal rent determination (Best Lease
Way) The profit predicting means 5 determines the optimum rent based on the effective floor area ratio, the land area, and the rent yield (Best Lease W).
ay). FIG. 7 is a real estate index and a coefficient table in the optimum usage method determination system of this embodiment, FIG. 8 is a flow chart of the profit prediction means in the optimum usage method determination system of this embodiment, and FIG. 9 is this embodiment. FIG. 10 is an explanatory diagram of the optimal rent determination in the optimal utilization method system, and FIG. 10 is a trial calculation of the profit price based on the optimal rent determination in the optimal utilization method system of the present embodiment.

(1) Rent evaluation In the present embodiment, the optimum rent judgment shown in FIG. 9 and the optimum rent judgment shown in FIG.
The rent is evaluated as shown in (1). Standard real rent refers to the real rent of a newly built building that is suitable for optimal usage. In other words, the universal rent in the evaluation site is dominated by the optimal usage method. The optimal usage method is the usage method of real estate that can expect the maximum return on invested capital, but for rent, the most rational and dominant pricing is performed when the optimal usage method is in effect. When calculating the standard real rent (accumulated rent), calculate the basic price of the effective rental floor and multiply the basic price by the rent yield.

A) In evaluating the standard real rent on the first floor and the standard real rent on the standard floor (2nd floor and above), the discount rate, rent yield, vacancy rate, etc. are defined in advance in the real estate index database, as will be described later. Then, the correction rate, cost rate, investment period, utility rate, economic life, effective rent rate, etc. are specified in the coefficient table database consisting of coefficient table 1 and coefficient table 2 and acquired as necessary. In the present embodiment, commercial numerical values are acquired from the database of real estate index and coefficient table and used.

Further, in order to reflect the rent market price of the location in the standard real rent, both the first floor standard real rent and the standard floor standard real rent are multiplied by a predetermined correction rate (for example, 1.05) or an arbitrary amount is set. By adding (for example, 200 yen), the first floor real rent and the standard floor real rent are calculated. Furthermore, a utility ratio may be set for each tier separately from the correction rate, and the rent for each tier may be differentiated (for example, the utility ratio for the first floor is 1.
00, the utility ratio of the standard floor is 0.70, etc.).

The effective leasing rate (for example, 80%) is the ratio of the area of the rented part, which is the total floor area less the area of the common area. The replacement cost is a building construction cost when it is assumed that the same building is constructed at the time of evaluation. In the present embodiment, the standard construction cost is used, but it is a value that can be appropriately corrected.
This determines the investment balance between land prices and building prices.

Optimal rent determination 5 shown in FIG. 9 and FIG.
According to (1), the real rent on the first floor (eg V1 = 5,263)
Yen / m ² ) and standard floor real rent (eg VB = 3,6)
A monthly fee of 83 yen / m ² ) is required. Average standard real rent: Va = {(L / J + B) / Ea}
× Rv Standard floor standard real rent: Vb = Va × Q × h / {1 + Q
(H-1)} First-floor standard real rent: Vi = Vb / Q Standard-floor real rent: VB = Vb × S First-floor real rent: V1 = Vi × S L: Land price J per 1 m ² : Effective floor area ratio B: Repayment price per 1 m ² Ea: Effective rent rate Rv: Rent yield Q: Utility rate S: Correction rate

(2) Balance Plan In the present embodiment, the balance plan shown in FIG. 10 (2) is established from the rent evaluation obtained by the optimum rent determination 5. A) The first-floor real rent (for example, 5,263 yen / m ² ) is multiplied by the first-floor rented area (for example, 171.00 m ² ) to calculate the first-floor total income. B) Base floor real rent (eg, 3,683 yen / m ² ) plus the total effective area above the base floor (2nd floor) (eg, 1,197.
00m ² ) and multiply by 12 months to calculate the total amount of income above the standard floor. C) Other income is parking lot, advertising billboard income, etc., and an arbitrary amount (for example, 100,000 yen) is input and multiplied by 12 months. D) The vacancy loss amount is automatically calculated by acquiring the vacancy rate from the real estate index, but an arbitrary value (for example, 8%) can be input. E) Gross profit is calculated by deducting the vacancy loss amount from the total amount of real rent on the first floor, real rent on the standard floor, and other income. F) The total cost is a repair cost, maintenance cost, tax, public sector, etc., and a certain ratio to the total profit is defined as the cost rate, but any value (for example, 25%) can be input.
Note that it is possible to input an arbitrary amount of money without specifying the cost rate. G) Net income is calculated by deducting total costs from total income.

(3) Trial Calculation of Revenue Price Further, in the present embodiment, trial calculation of the profit price shown in FIG. 10 (3) is performed from the rent evaluation obtained by the optimum rent judgment 5. a) The direct return method is adopted as the method for obtaining the profit price. The direct capitalization method is a method of calculating the profit price by returning the standard single-year net income of the target real estate with the total capitalization rate. (Revenue price) = (Net income) / (Total return rate) b) Total return rate R ₀ is the discount rate Y ₀ (for example 0.06) obtained from the real estate index, and the investment period (for example 10 years) from the coefficient table database. ), The remaining number of years of the building (for example, 31 years) is acquired, and it is calculated from the building depreciation rate Dn after n years (for example, −0.24) and the rate of change in assets Δ ₀ (for example, −0.14). It is also possible to adopt a unique calculation method such as. The rate of increase / decrease in assets is a comparison between the current total of building price and land price and the total of building price and land price after n years. Return price refers to the building price and land price after n years. Total return yield: R ₀ = Y ₀ − △ ₀ × Y ₀ / {(1+
Y ₀ ) ⁿ -1}

C) The distribution ratio of buildings and land in the profit price is calculated as follows. (Building allocation) = (replacement price) × (total floor area) / {(replacement price) × (total floor area) + (land area) × (land price level)}. (Land allocation) = (Land area) x (Land price level) / {(Replacement price) x (Total floor area) + (Land area) x (Land price level) = 1- (Building allocation). d) The profit price was multiplied by the building allocation and the land allocation to obtain each building price and land price.

[Second Embodiment] In the second embodiment, a temporary determining means and a finalizing means in the case where the land price level is lowered and the road width is reduced as compared with the first embodiment will be described. Other conditions were the same as those in the first embodiment. FIG. 6 is an optimum building analysis result in the optimum usage method determination system of the second embodiment. 1. Until confirmation of optimum building and effective floor area ratio

(1) Input example of data of specific land Land price level is 500,000 yen / m ² , restricted zone is commercial area, designated floor area ratio is 700%, road width is 12.0 m, and land area is 300. It was set to 00 m ² and the building type was commercial type.

(2) Up to tentative determination of optimum building and effective volume ratio Here, the correction rule R1 is applied to the input data, and FIG.
It was compared with the minimum width of the road width corresponding to the designated floor area ratio selected by the inquiry with the commercial determination database G1 shown in FIG. When comparing the floor area ratio of the road width and the specified floor area based on the modified rule R1, if the restricted area is a commercial area and the specified floor area ratio is 700%, the road width must be 13 m or more. In form 2, the road width is 1
Since it is 2 m, 700% of the specified volume ratio cannot be adopted as it is, and 600% which is the volume ratio prescribed by the road width is adopted (R1b).

As in the first embodiment, the designated volume ratio is 9%.
The correction rule R1 and the commercial determination database G1 define that the effective volume ratio corrected to 570%, which is 5%, is adopted as the volume ratio. When the floor area ratio is tentatively determined as described above, the optimum building to which the effective floor area ratio belongs is a middle-high-rise commercial building, and the standard building cost B ₂ is 242,000.
Tentatively determined to be Yen / m ² .

(3) Verification and determination of optimum building and effective floor area ratio Floor area ratio in the use area is modified by road width standard R
The building segment of the optimum building that satisfies 1 and has the maximum value that satisfies the conditional expression F is determined by the determination rule R2. As the conditional expression F, the following expression is used as in the first embodiment. [Conditional Expression F]: B _n × J / 2 ≦ L When the conditional expression F is calculated based on the given conditions, the left side is B
₂ × J ÷ 2 = 242,000 × 5.70 ÷ 2 = 689,
Since the right side is L = 500,000, the conditional expression F is not satisfied (R2a).

Therefore, the definite rule R2 proceeds to R2b, but since the effective volume ratio (J) is not the lower limit value in the same building division, the effective volume ratio (J) in the commercial determination database G1 is lowered by one step. As 475% (R2
c) Then, returning to R2a again and calculating the conditional expression F, the left side is B ₂ × J / 2 = 242,000 × 4.75 / 2 = 57.
4,750, and L = 500,000 on one right side, so conditional expression F is not satisfied (R2a).

Again, the definite rule R2 proceeds to R2b.
However, the effective floor area ratio (J) is below in the same building category.
Because it is a limit value, in the commercial judgment database G1
Building classification is B_TwoTo B_ThreeMove to, B_ThreeStandard building cost
Is 235,000 yen / m^Two, B _ThreeTop effective volume ratio
(J) is 380% (R2e). Return to R2a condition
When the formula F is calculated, the left side is B_Three× J ÷ 2 = 235,00
0 × 3.80 / 2 = 446,500, and the right side is L =
Since it is 500,000, the conditional expression F is satisfied. to this
More effective volume ratio (J) is 380%, B_ThreeStandard construction cost is 2
35,000 yen / m^Two, The building category of the optimal building is middle-class commercial
Confirmed as Bill.

2. Optimal usage (Best Use W
ay) In the building analysis means 4, the effective building area ratio, the number of floors, the building area, and the total floor area are obtained from the effective floor area ratio and the land area obtained by the determining means 3, and the optimum utilization method (BestUse W
ay). As in the case of the first embodiment, the designated building coverage ratio is set to 80% for commercial buildings and 60% for residential / industrial buildings, and the number of floors is set to the decimal point. Figure 4
FIG. 6 shows the optimum usage method obtained from the flow chart of the optimum usage method shown in FIG. 3. Optimal rent determination (Best Lease Way) The optimal rent determination based on the profit predicting means 5 can be performed in the same manner as in the first embodiment, but details thereof will be omitted.

[0051]

[Possibility of Other Embodiments] In the above embodiment, the commercial type determination database G1 for determining the commercial type of building is applied, but when it is desired to determine the residential type of building, it is shown in FIG. The housing determination database G2 can be defined and used. In FIG. 11, the specified volume ratio is limited to 500%, but the specified volume ratio may exceed 500%.

Similarly, when it is desired to determine the industrial type of building, the industrial type determination database G3 shown in FIG. 12 can be defined and used.

In addition, in the correction rule R1 and the commercial determination database G1 of the above embodiment, the designated volume ratio is not adopted as it is, but the effective volume ratio corrected to 95% thereof is adopted as the volume ratio. However, the correction rate is 9
The volume ratio is not limited to 5%, and the specified volume ratio can be directly used as the volume ratio.

Further, when the judgment database G reaches the bottom by the procedure of the definite rule R2, but there is no standard construction cost and effective volume ratio satisfying the conditional expression F,
"Not applicable" or the like may be displayed so that the optimum building is not determined by the determination rule (Fig. 1-R2).
g).

[0055]

[Effect] As described above, according to the optimum land use method determination system of the present invention, it becomes possible to mechanically objectively evaluate a real estate evaluation that has conventionally relied on intuition and experience. Even an inexperienced financial institution evaluation person can easily and quickly grasp the form of the optimum use method in real estate. As a result, in the calculation of the loan amount for new and existing buildings, a highly accurate real estate evaluation can be performed and an objective loan determination operation can be performed.

Further, a new business method can be constructed by applying the present invention not only to a single computer system but also to the use of a computer network system of the Internet or an intranet which has been rapidly popularized in recent years, The contribution to industrial development is remarkable.

[Brief description of drawings]

FIG. 1 is a flow chart until determination of an optimum building and an effective volume ratio in an optimum usage method determination system of the present embodiment.

FIG. 2 is a correspondence table of designated areas and designated area ratios.

FIG. 3 is an explanatory diagram of a commercial determination database in the optimal usage method determination system of the present embodiment.

FIG. 4 is a flow diagram of a building analysis unit in the optimum usage method determination system of the present embodiment.

FIG. 5 is an optimum usage method in the optimum usage method determination system according to the first exemplary embodiment.

FIG. 6 is an optimum usage method in the optimum usage method determination system according to the second exemplary embodiment.

FIG. 7 is a real estate index and coefficient table in the optimum usage method determination system of the present embodiment.

FIG. 8 is a flow diagram of a profit predicting means in the optimum usage method determination system of the present embodiment.

FIG. 9 is an explanatory diagram of optimum rent determination in the optimum use method system of the present embodiment.

FIG. 10 is a trial calculation of a profit price based on optimal rent determination in the optimal usage method determination system of the first embodiment.

FIG. 11 is an explanatory diagram of a residential-use determination database in an optimal usage method determination system according to another embodiment.

FIG. 12 is an explanatory diagram of an industrial determination database in an optimal usage method determination system according to another embodiment.

[Explanation of symbols]

1 Input Means 2 Temporary Determining Means 3 Determining Means 4 Building Analyzing Means 5 Optimal Usage Judgment F Conditional Expression B _n Standard Building Cost J Effective Floor Area Ratio L Land Price Level R1 Correction Rule R2 Definite Rule G Judgment Database

Claims (5)

(57) [Claims] [Claim 1] When building a building in a specific area,
It is a system that determines the optimum usage method of the land from the input data of the restricted area, the specified floor area ratio, the road width and the land price level, and the input data of the restricted area of the specified land, the specified floor area ratio, the road width and the land price level Input means to input to the computer system as required , and the designated floor area ratio, effective floor area ratio, road width, maximum
One or more days consisting of suitable building and standard construction cost
Database that stores a set of data in an electronic recording medium, and the database for the designated area and designated area
Of comparison with the data, computing architecture best possible building and the effective volume rate by applying the modified rules relative to the road width
Tentative decision means using the data system and the standard construction cost and effective cost for the tentatively determined optimum building
Comparing the floor area ratio with the data in the database, the conditional expression F is _Bn × J / K ≦ L ( _Bn is the standard construction cost, J is the effective floor area ratio, L is the land price level, and K has a positive value. The standard building cost and effective floor area ratio that satisfy the
If this is satisfied, the standard building cost and the effective floor area ratio that output this value are adopted. On the other hand, if the above conditional expression F is not satisfied, the standard building cost is fixed first and the lower effective floor area ratio is adopted. Whether or not the conditional expression F is satisfied is searched, and if the conditional expression F is not satisfied even by this work, whether or not the conditional expression F is satisfied using the standard construction cost and the effective floor area ratio which belong to the optimum building of one lower class one by one. continue to verify, by the final standard construction costs and established rules Yuku looking for a effective volume ratio to be output, computing and standard construction costs and the effective volume rate
A system for determining the optimum use of land, which comprises a confirmation means for verifying and confirming using a data system, and outputting it. 2. The database in the system for determining the optimum use of land according to claim 1 , wherein the designated floor area ratio and effective volume are specified for each usage zone and building type.
1 consisting of rate, road width, optimum building, and standard construction cost
Or, a data set in which two or more data sets are stored in an electronic recording medium.
In addition to the
Based on the road width compared to the data in the database
Apply the modified rule that applies to the selected building type
The computer system is used to determine the optimum building that can be built and the effective floor area ratio.
A system for determining the optimal use method of land, which is characterized by using a temporary decision means that uses a system. 3. K in the conditional expression F of the determining means is 1.5.
The optimum land use method determination system according to claim 1, wherein the system is set to ~ 2.5. 4. A system for determining an optimum use method of land in a building construction according to claim 1, 2 or 3, further comprising a confirmed effective floor area ratio and a land area of a specific land input by an input means. , the optimal building of effective building coverage, the number of layers, building area and the total floor area and the computer system
A system for determining the optimum use method of land, which is characterized by adding a means for analyzing a building to be obtained using a system. [Claim 5] restricted area, designated floor area ratio, road width, land price
Data of level or building type, or all
Type in the base and use the computer system
The corresponding value should be selected from the database as appropriate.
And the land according to claim 1, 2, 3, or 4.
Optimal usage determination system.