JP4117279B2 - Route price evaluation program and route price evaluation system - Google Patents

Description

  The present invention relates to a route price evaluation system for automatically calculating a route price and a route price evaluation program used therefor.

In the local government, in order to collect property tax and inheritance tax, work to evaluate fixed assets such as land is performed. In addition to collecting taxes, land prices are generally evaluated, for example, when dealing with real estate.
In such work to evaluate land prices, it is necessary to calculate land prices in consideration of various conditions. Various conditions include, for example, traffic access conditions indicating the distance from public facilities such as stations and schools and shopping streets, road conditions such as road width and road type (national roads, prefectural roads, etc.), supply processing of water and sewage, gas, etc. These include environmental conditions such as the presence of facilities, pollution / disaster risk, and the degree of occurrence, and administrative conditions such as land use regulations and city planning use areas. In this way, land prices need to be calculated in consideration of various conditions, so the amount of land assessment work is generally large, especially in land assessments for property tax collection. Because it is necessary to obtain land prices for all the land that is subject to the above, the amount of work is extremely enormous.

Therefore, in order to reduce the work of land evaluation, conventionally, a computer system for supporting the work of land evaluation has been proposed.
The route price evaluation system described in Patent Document 1 includes vector data corresponding to each route in advance, including various data used as a basis for route value calculation, and has been published by local governments. The latest route price of a predetermined route serving as a reference is provided so as to be inputable and changeable in association with the vector route price data, and the evaluation target is contacted based on the latest route price of the predetermined route serving as the reference. Means for automatically calculating the line price of the line is provided.
JP 2004-102912 A

  However, in the route price evaluation system described in Patent Document 1, route data (vector route value data) corresponding to all routes in the area to be evaluated is registered in advance with reference to a map, route map, or the like. (Input) is necessary. Furthermore, in association with each vector route data, various data such as the route usage (for example, district number 80 described in paragraph 0017 of FIG. It is necessary to register (input) in advance with reference to the drawings. Therefore, there is a problem that a great deal of labor is required for registering route data corresponding to each route, data representing the use of each route, and the like.

In addition, there may be cases where the relationship between the line prices of each of the predetermined routes, which are standards calculated by local governments and real estate appraisers, is inappropriate when considering the conditions under which those routes are placed. .
Ideally, the land price should continuously change with respect to the displacement of the location, such as falling smoothly from the reference location such as the station, but there is no special factor at a certain point, for example. In some cases, land prices may be discontinuously evaluated. This is because the method for reflecting the conditions for determining the route price in the evaluation is not always consistent, for example, there are variations depending on the person performing the evaluation. Since the conditions for determining the line price are very diverse and complex as described above, in reality, it is extremely difficult to make the application methods and application ratios of these various evaluation conditions consistent.
The evaluation system for the route price in Patent Document 1 is based on the inappropriate reference route price even if the relationship between the latest route prices of the predetermined route that is a pre-registered reference is inappropriate. Since the route price of other routes is calculated, there is a problem that the calculated route price becomes inappropriate.

  The present invention is made to solve the above-mentioned problems, and an object of the present invention is to provide a processing configuration capable of automatically calculating and specifying a range of a block corresponding to each route and a use corresponding to each route. Accordingly, an object of the present invention is to provide a route price evaluation system capable of reducing the amount of information input manually and calculating the route price based on a consistent standard, and a route price evaluation program used therefor.

The route valence evaluation program according to the present invention has the following configuration in order to solve the above problems. That is, the map image data provided in a computer readable, the control unit of the computer is the data stored in the storage means of the computer, and represents the position and shape of the road and the brush in the area to be evaluated for road prices An image of a block surrounded by a plurality of routes from map data including road type included in the map image data, land type data associated with each brush, and attribute data including lot number data indicating the lot number of the corresponding land To generate block polygon data and store it in the storage means, thin line processing is performed on the block polygon data stored in the storage means to generate thin line data, the thin line represented by the thin line data, and the thin line A first dividing line connecting the both ends of the route and the intersection with a circle passing through both ends of the route centered on the midpoint of the route toward which the end of When the block polygon data is divided into a plurality of divided blocks that touch each line by the thin lines connecting the intersections, and one of the divided blocks touches a plurality of lines that join at the end points, By dividing the divided block into a plurality of divided blocks by a second dividing line connecting the end point and the predetermined point on the fine line, the block polygon data is transferred to each route so that all the divided blocks are in contact with one route. A block dividing function for dividing the first dividing line, the thin line, and the second dividing line as divided block data representing the divided state of the block into the storage unit, and the control unit see the plots were applications data including the application data representing each image locations applications of the evaluation object area stored in the storage unit, and a number of units of area and house land subjected to common application In the divided city wards in the divided city block data stored in the storage means, common were subjected to the application, the number of units of area or houses land totals respectively, land or largest number of units occupying the largest area The use specifying function of specifying the use of the house that occupies the area as the use of the divided block and storing it in the storage means, and the position of the standard place and the land price in the evaluation target area stored in the storage means by the control unit The standard land price including attribute data representing the standard land data is referred to, the standard route price corresponding to each route is calculated based on the distance of each route to the standard land, and the evaluation target area stored in the storage means The route data including attribute data representing the connection state and position of each other corresponding to each route, the connection state and position of the route represented by each route data, and the storage means Based on the use of the division block that is in contact with the route stored in (2), the route price data representing the route price of each route is calculated by adjusting the standard route price, and the route price data is The present invention is characterized in that a computer realizes a route valence calculation function stored in a storage means in association with corresponding route data .
According to this, it is possible to automatically specify the usage of the divided block in contact with each route based on the image usage data (for example, so-called image approval data). And based on the use of each division block, the line price of the line which each block contacts can be calculated. Further, the block can be divided into divided blocks corresponding to each route in a suitable and automatic manner by the block thinning function, the intersection calculation function, and the block dividing function. Furthermore, since the block is divided so that one divided block corresponds to one route, it is possible to accurately and simply realize the route price calculation process. Furthermore, since the route price can be calculated based on the connection state and position of each route included in each route data, the route price can be calculated accurately reflecting conditions such as traffic approach conditions, and more accurate routes The price can be calculated by comparing the land price of the standard land.

Further, the predetermined point on the fine line is a bending point of the fine line.
According to this, it is possible to suitably divide a block having an irregular shape such as a bent shape.

Further, the block division function is such that the control unit refers to regional boundary data indicating the position of a predetermined regional boundary stored in the storage means, and the regional boundary represented by the regional boundary data divides the divided block. In this case, the divided block is further divided into a plurality of divided blocks along the region boundary.
According to this, by dividing a block at a regional boundary such as a usage-similar region boundary, etc., since there is only one usage corresponding to each divided block, it is possible to accurately and simply realize the route price calculation process. It becomes possible.

Further, the control unit extracts each brush as a residential land with reference to the attribute data of the map data stored in the storage unit, and the position and shape of each corresponding brush represented by the map image data The block polygon generation function for generating the block polygon data by extracting the image of each brush, which is a residential land, and obtaining the union of the extracted brush images, and the control unit are stored in the storage unit A road polygon generation function for generating road polygon data by extracting an image of a road part from the map data, and the control unit searches for a place where the outlines of a plurality of routes represented by the road polygon data contact each other And creating data representing the intersection area formed surrounded by the dividing line connecting the corners of the detected intersection, storing the data representing the intersection area in the storage means, A route data generation function for automatically generating the route data corresponding to each route by dividing the road into each route by excluding the intersection area from the road polygon data and thinning the route data to a computer, It is characterized by realizing.
According to this, it is possible to automatically extract and divide a block, specify the use of a divided block, generate route data, and calculate a route value based on map data and image area use data. In addition, the shape of the route indicated by the route data in the intersection area can be adjusted, and the correspondence between the route indicated by each route data and the divided block is clarified, thereby simplifying the processing of the route price calculation function. be able to.

Further, the road price calculation function is such that the control unit generates a correlation formula indicating a correlation between the road price and the distance from the peak land price of the standard land based on the standard land data, The road price is calculated based on the correlation equation.
According to this, it is possible to calculate the line price that ideally changes with respect to the distance from the reference location based on the correlation equation.

Further, the road price calculation function generates the correlation formula for each peak area when the control unit evaluates the road price of the area having a plurality of peak areas, and the road price calculation function uses each correlation formula. The analysis boundary determination function that defines the boundary of the district to which is applied is realized on a computer.
According to this, by generating a correlation equation for each reference site and defining the boundaries of the districts to which each correlation equation is applied, the route price is calculated using the optimum correlation equation for each route. Can do.

Further, in the analysis boundary determination function, the control unit applies the correlation formulas to locations where the land prices represented by the correlation formulas corresponding to the peak locations intersect between the adjacent peak locations. It is characterized by defining the boundary of.
According to this, it is possible to calculate a reasonable line price while suppressing a rapid change in land price at the boundary of the district to which each correlation equation is applied.

In addition, the route data generation function, when there is a portion where the width of the road represented by the road polygon data changes across a predetermined threshold, the control unit divides the route at the portion, the divided The route data corresponding to each route is generated.
According to this, since separate route data is generated for each width of the road on the same route, it is possible to calculate an accurate route price corresponding to the change of the route.

Further, the route data generation function may be configured such that when the length of one route exceeds a predetermined threshold, the control unit changes the route into a plurality of routes having a length not exceeding the predetermined threshold. It divides | segments and the said route data corresponding to each divided | segmented route is produced | generated.
According to this, since the route is long, and it is necessary to change the route price on the same route considering the traffic approach condition, the corresponding route data is divided every predetermined distance, so the more accurate route The value can be calculated.

The route data generation function may be configured such that the control unit refers to region boundary data representing a position of a predetermined region boundary, and the region boundary represented by the region boundary data crosses the route represented by the route data. The route is further divided at a location where the regional boundary crosses, and route data corresponding to each of the divided routes is generated.
According to this, by dividing a route even at a regional boundary such as a usage-similar region boundary, it is possible to calculate an accurate route price corresponding to each usage.

In the route data generation function, the control unit refers to regional boundary data indicating the position of a predetermined regional boundary stored in the storage unit, and the regional boundary represented by the regional boundary data is When a part of the road is cut, two pieces of the route data corresponding to a part of the road part are generated at positions sandwiching the region boundary.
According to this, different regional attributes across the road depending on the regional boundary can be stored in correspondence with each of the two route data.

In addition, the route data generation function, when the use specified by the use specifying function of each of the divided blocks in contact with both sides of the route is different, the route data corresponding to the route is obtained. Two are generated in parallel corresponding to each of the divided blocks.
According to this, different uses across the road can be stored corresponding to each of the two route data.

In addition, a situation-similar area defining function that defines a situation-similar area composed of a plurality of continuous divided blocks specified as a common use by the use-sending function, and a central point neighborhood of the situation-similar area A standard land selection function for selecting a standard land candidate site is realized by a computer.
According to this, the position of an ideal standard place can be obtained.

Standard ground data including attribute data representing the position and land price of the standard land in the area to be evaluated for road prices, which is provided so as to be readable by the computer and stored in the storage means of the computer. Based on the route, a correlation formula indicating a correlation between the distance from the peak land price of the standard land and the road price is generated for each peak land, and the road price is calculated based on the correlation formula An analysis in which the price calculation function and the control unit define a location where the land price represented by each correlation equation corresponding to each peak site intersects between adjacent peak sites as a boundary of a district to which each correlation equation is applied A boundary determination function is realized by a computer.
According to this, by generating a correlation equation for each reference site and defining the boundaries of the districts to which each correlation equation is applied, the route price is calculated using the optimum correlation equation for each route. In addition, it is possible to calculate a reasonable road price by suppressing rapid fluctuations in land prices at the boundaries of the districts to which each correlation equation is applied.

Further, the control unit causes a computer to realize a standard land price evaluation function for comparing the land price of the standard land represented by the standard land data with the route price corresponding to the standard land calculated from the correlation equation. It is characterized by.
According to this, when the land price of the standard land indicated by the land price data is different from the ideal land price obtained by the correlation equation, the difference can be detected.

Moreover, in order to solve the said subject, the route price evaluation system which concerns on this invention is equipped with the following structures. That is, the road valuation evaluation program according to any one of claims 1 to 15 is implemented by being read by one or a plurality of computers.

  According to the route valuation evaluation program and the route valuation evaluation system according to the present invention, since it has a processing configuration capable of automatically calculating and specifying the range of the block corresponding to each route and the use corresponding to each route. In addition, it is possible to reduce the amount of manual information input and to calculate the line price on a consistent basis.

There is a route price method as a representative method of land evaluation. The route price method is a land price evaluation method in which the unit price of land in contact with a route is defined for each route so that the unit price of land in contact with the same route is basically the same.
In the route price method, first, a land where the land use status, environment, shape, etc. are recognized as normal is selected, defined as “standard land”, and the land price of the standard land is determined in advance. Thereby, the line price of the line which the standard ground touches is first obtained. Then, the line price of the area (similar situation) where the standard land and land use are recognized as the same quality is calculated based on the line price of the line in contact with the standard area.

  The route price evaluation program and the route price evaluation system according to the present embodiment are configured to calculate the route price of each route based on the positions and land prices of a plurality of standard locations determined in advance.

BEST MODE FOR CARRYING OUT THE INVENTION A route data generation program, a route data generation system, a route valuation evaluation program, and a route valuation evaluation system according to the present invention will be described below in detail with reference to the accompanying drawings.
In this embodiment, the case where this road price evaluation system is used for road price evaluation for property tax collection will be described as an example.

FIG. 1 is a block diagram showing a configuration of a route valence evaluation system according to the present embodiment.
The control unit 2 of the computer PC includes an electronic circuit including a CPU, a memory, and the like, and is provided such that various functions can be realized by executing a software program. The computer PC also includes an input device 4 such as a keyboard, mouse, digitizer, or tablet that allows a user to input information to the control unit 2 and a display device such as a display that displays image data created by the control unit 2. 6.

  The road price evaluation program P is stored (installed) in a computer-readable manner on the hard disk of the computer PC. In FIG. 1, for convenience, the route price evaluation program P executed by the control unit 2 and the functions P1 to P14 realized by the route value evaluation program P being executed by the control unit 2 are represented by the control unit 2. It is illustrated inside.

The storage means 8 in FIG. 1 shows storage means such as a memory or a hard disk provided in the computer PC. In FIG. 1, each data a to i described in the storage unit 8 indicates data read and written by the road price evaluation program P with respect to the storage unit 8.
The storage means 8 is not limited to the memory or hard disk of the computer PC, and any storage means that can read and write information can be employed. For example, it may be realized by reading / writing an auxiliary storage device such as an optical disc with an optical disc device of a computer PC or by accessing a storage device of another computer connected to the computer PC via a network. You can also. The storage unit 8 is not necessarily limited to one storage device, and may be realized by a combination of a plurality of storage devices.

  Hereinafter, the functions P1 to P14 and the data a to i realized by the route valence evaluation program P being executed by the control unit 2 will be described.

(Lot number data a)
The lot number map data a as map data in the scope of claims of the present application is digital data representing lot number maps of areas (evaluation target areas) such as municipalities where the road line price evaluation system evaluates the road line price ( Commonly called numerical lot number map). The lot number map data a is created by a local government or the like in order to evaluate fixed assets for tax collection or the like. The lot number map data a includes map image data representing the position and shape of a road and a brush, and attribute data associated with each road and each brush included in the map image data.
FIG. 2 is an explanatory diagram showing the concept of the structure of the lot number map data a. 2, the map image data of the lot number map data a represents the position and shape of the road 12 and the brushes 14, 14,. The attribute data includes land type data indicating whether the corresponding land is a road or a residential land, lot number data indicating the lot number of the corresponding land (shown numerically in each brush in FIG. 2), Tax flag data indicating whether or not the property tax is levied, road type data indicating whether the corresponding road is a private road or a public road, and the like are included.

  Here, since the accuracy of the map expressed by the lot number map data a affects the shape and length of the route, and thus affects the calculated route price, the map represented by the lot number map data a Sufficient accuracy is required according to the purpose of the route price evaluation. Therefore, especially when performing road price evaluation for property tax collection using this road price evaluation system, obtain the lot number map data a at the time of the evaluation target stipulated by law etc. from the local government. At the same time, in anticipation of a reliable current map with a certain level of accuracy, a preliminary check is made to check whether there is any discrepancy between the lot number map data a and the current position of features such as public roads and houses. It is desirable to do the work. If the positional difference between the obtained lot number map data a and the current situation map is large as a result of the preliminary survey work, it is desirable to perform a correction operation on the lot number map data a.

(Road / Block Polygon Generation Function P1)
As shown in FIG. 1, the road / block polygon generation function P1 corresponding to the road polygon generation function and the block polygon generation function in the claims of the present application is obtained from the lot number map data a stored in the storage means 8, as shown in FIG. The block polygon data c obtained by extracting the image of the block portion surrounded by the road is generated, and the block polygon data c is stored in the storage unit 8.
The black part in FIG. 3 shows the block polygon data c obtained from the lot number map data a shown in FIG.
The road / block polygon generation function P1 refers to the land type data of the attribute data of the lot number map data a, extracts each brush 14, 14,. The image of each brush 14, 14,... That is a residential land is extracted from the position and shape of the corresponding brush 14, 14,. Then, the block polygon data c as shown in FIG. 3 is generated by obtaining the union of the images of the brushes 14, 14,.

Next, the road / block polygon generation function P1 determines that the corner cuts 22, 22,... (FIG. 3) are formed at the corners of the intersections of the block polygon data c. The shape of the block polygon data c is subjected to image processing so as to eliminate the corner cuts 22, 22,.
When the road polygon data b, which will be described later, is thinned, as shown in FIG. 32, the road polygon data b is thinned along the corner cuts 22 at the intersection, and the route at the intersection position after thinning is performed. This is to prevent the bent 24a from being formed. That is, if the corner cutting 22 is eliminated as shown in FIG. 5 in advance, the shape of the route 26a at the intersection position after thinning is affected by the corner cutting 22 when the road polygon data b described later is thinned. Will not bend. Further, by eliminating the corner cuts 22, it is easy to surely detect the intersection area described later, which is convenient.

An algorithm of image processing (corner cut vertex forming function) in which the road / block polygon generation function P1 forms the corner cuts 22, 22,... And eliminates the corner cuts 22, 22 ... will be described with reference to FIG. .
Each vertex part of the block polygon data cx in which the corner cut 22 is formed at the corner as shown in FIG. 4 is referred to as A, B, C, and D. First, the ratio of the lengths of two adjacent sides AB and BC, BC and CD, CD and EA, and EA and AB is obtained, and a side whose ratio of side lengths is smaller than a predetermined threshold is detected. Thus, the side BC formed at the corner cut 22 is recognized.
Next, by extending the sides AB and DC adjacent to the side BC formed at the corner cut 22, the position of the intersection M serving as the vertex of the corresponding corner portion is obtained.
And the vertex of the corner part in which the corner cut 22 was formed is formed by taking the part of the triangle BCM into the block polygon data cx.
FIG. 5 is a diagram showing new block polygon data c after the corners 22, 22... Of the block polygon data c of FIG.

  The road / block polygon generation function P1 extracts an image of a road portion from the lot number map data a, generates road polygon data b, and stores the road polygon data b in the storage unit 8.

The road / block polygon generation function P1 can also be configured to obtain the road polygon data b by inverting the block polygon data c. FIG. 6 shows road polygon data b obtained by inverting the block polygon data c from which the corner cuts 22 are eliminated by the corner cut vertex forming function.
As described above, in the present application, the extraction of the block polygon data and the road polygon data is not limited to the direct extraction from the map data, but the block polygon data is extracted by inverting the road polygon data directly extracted from the map data. And extracting road polygon data by inverting the block polygon data.

  In the present embodiment, the map data is a lot number map including map image data representing the position and shape of a road and a brush, and attribute data associated with each road and each brush included in the map image data. Although configured as data a, the present invention is not limited to this, for example, by adopting image data such as a digital orthophoto map as map data, by automatically recognizing the shape of the road represented in the image data, You may comprise so that road polygon data and street polygon data may be extracted.

(Route data generation function P2)
The route data generation function P2 first divides the road into routes by excluding the intersection area from the road polygon data b, generates route data d corresponding to each route, and stores the generated route data d. 8 (route data storage function).

First, the division processing of the road polygon data b by the route data generation function P2 will be described.
As shown in FIG. 7, the route data generation function P2 searches for apexes adjacent to the width direction of the road represented by the road polygon data b (that is, a corner portion of an intersection. In other words, a place where a plurality of route outlines touch each other). By doing so, the intersection part is detected. And the data showing the intersection area | region 24 formed by the dividing line which connects each corner part of an intersection are produced, and it memorize | stores in a memory | storage means.
The route data generation function P2 executes the search for the intersection area 24 over the entire area of the road polygon data b, and each road represented by the road polygon data b by the intersection areas 24, 24,. Divided into routes 26, 26,.

  In addition, in the intersection part 24b etc. in which the clear corner part is not formed like the T-junction in FIG. 8, it faces from the midpoint of the dividing line formed between the corner parts 28 and 28, for example. The temporary corner portion 29 may be defined by drawing a perpendicular line to the outline of the route, and the intersection area 24 may be defined by a dividing line connecting the corner portions 28 and 28 and the temporary corner portion 29.

Next, the route data generation function P2 thins each of the routes 26, 26,... Excluding the intersection areas 24, 24,. As a technique for the thinning process, for example, a known Hilditch thinning process may be employed. Further, the route data generation function P2 generates vector data including information such as the position of the end of the route that has been thinned and the broken position. This vectorized route data corresponds to route data in the scope of claims of the present application.
9 is an explanatory diagram showing the concept of the routes 30, 30,... Represented by the route data d obtained by thinning and vectorizing the routes 26, 26,... Of the road polygon data b in FIG.

  Subsequently, as shown in FIG. 10, the route data generation function P2 performs a specific process in the intersection area 24 where the end portion 30x of the route 30 represented by the route data d (the start point or the end point of the vector) and the end portion 30x contact each other. Inter-route route data, which is new route data d connecting the points G and relaying the routes 30, 30,... Divided by the intersection region 24, is generated. FIG. 10 shows the intra-intersection routes 32 and 32 represented by the intra-intersection route data.

  The attribute data of each route data d including intra-intersection route data includes connection destination data indicating the route data d of the connection destination connected at the end. The connection state (network) of the routes 30, 30,..., 32, 32,.

  In the present embodiment, the specific point G in the intersection area 24 is the center of gravity of the intersection area 24. Thereby, in the intersection area | region 24, each intra-intersection line 32, 32 ... is hardly adjoined, and each intra-intersection line 32, 32 ... can be distribute | arranged with sufficient balance.

Now, in the embodiment of the present invention, the process of connecting the routes by generating the intra-intersection route separately by first excluding the intersection area of the route has the following problems when not doing so. This is to eliminate it.
As shown in FIG. 11, it is assumed that the road polygon data is thinned, and the thinned road is simply divided at the intersection H to obtain the respective routes 31a to 31d.
In this processing method, as shown in FIG. 11, in the road polygon data b, when there are intersection portions where the routes 27a to 27d intersect each other, the thinned routes 31a to 31d are the intersection portions. May be bent or overlap as shown at 34.
Here, in general, the land price should be obtained based on the road prices of the roads 31b and 31c in the corner 36a of the intersection, and based on the road prices of the roads 31a and 31d in the corner 36b. However, as shown in FIG. 11, when the routes 31 a to 31 d enter the intersection area and are bent or overlapped, the route that is the basis of land land price calculation is recognized or the land price calculation is based. The algorithm of a program that causes a computer to recognize the consideration ratio of a plurality of routes is extremely complicated.

In this regard, in the route data generation function P2 of the present embodiment, as shown in FIG. 12, the intersection area 24 is once excluded from the road (road polygon data b), and each of the routes 30a to 30d is separately crossed. The processing is configured to generate the intra-intersection lines 32, 32,... Connecting the point G in the region 24. (In calculating the line price corresponding to each land 36a, 36b, only the normal lines 30a-30d are taken into account, and the intra-intersection lines 32, 32,... Are not taken into account.)
According to this, it is possible to eliminate the bend and overlap of the routes in the intersection, specify the route that is the basis for the land price calculation of the land 36a, 36b, or to consider the proportion of the plurality of routes that are the basis for the land price calculation It is possible to simply configure an algorithm for processing to be calculated.

Furthermore, when there is a place where the width of the road represented by the road polygon data b changes across a predetermined threshold, the route data generation function P2 divides the route at that location and corresponds to each divided route. Route data d is generated respectively.
This is because the route price varies depending on the width of the route, so that the route data d is prepared for each route value by dividing the route data d at a location where the route width changes.

  The predetermined threshold value of the width of the route can be set to 4 m, 6 m, 8 m, 10 m, and 20 m, for example. In this case, the range of the width to be identified is less than 4 m, less than 4 m to less than 6 m, 6 m to less than 8 m, 8 m to less than 10 m, 10 m to less than 20 m, 20 m or more, and so on.

A processing algorithm for searching for a location where the width of the road represented by the road polygon data b changes across a predetermined threshold will be described with reference to FIGS. In FIGS. 13 to 15, the route 26 of the road polygon data b is represented in white.
First, the widths d1 and d2 at both ends of the line 26 having a length L divided at each intersection of the road polygon data b are measured (see FIG. 13). When any of the predetermined threshold values exists between the values of d1 and d2, the width d3 at the midpoint of the route 26 is measured. Then, it is determined whether the threshold value is crossed between d3 and d1 and d2. In FIG. 13, in order to straddle the threshold value between the width d1 at the right end of the route 26 and the width d3 at the midpoint, next, as shown in FIG. 14, the width is between the right end and the midpoint of the route 26. d4 is measured. Then, the width d4 is compared with d1 and d3, and the same processing is repeated to obtain a portion where the width changes as shown in FIG.
As shown in FIG. 15, the route data generation function P2 searches the route data d and d corresponding to the routes 30a and 30b obtained by dividing the original route 30 at the searched position where the width crosses the predetermined threshold value, respectively. Generate.

  In addition, according to this method, not only when the width is changed at one place on the route 26, but also when the width of the route 26 is continuously changing, such as gradually widening. The location where the width crosses the threshold value can be searched.

In addition, the route data generation function P2 exceeds the threshold when the length of the route represented by the route data d exceeds a predetermined threshold value (different from the threshold value indicating the width of the route). The route data is divided into a plurality of routes having no length, and route data d corresponding to each divided route is generated.
This is because, when the route approach value is changed on the same route, considering the traffic approach condition because the route is long, the corresponding route data d is divided every predetermined distance (for example, 30 m). In order to obtain a more accurate line price.

The route data generation function P2 further refers to the use situation-similar area boundary data (not shown in FIG. 1) representing the position of the use situation-like area boundary determined by the local government or the like from the storage means, as shown in FIG. As described above, when the usage situation similar region boundary 38 represented by the usage situation similar region boundary data crosses the route represented by the route data d, the route is divided and generated at the location where the usage situation similar region boundary 38 crosses. Route data corresponding to the book routes 30a and 30b is generated.
Even if it is a single line, the line price changes when it crosses the boundary of similar use situation areas. Therefore, by dividing the route data d at the use situation similar area boundary, it is independent for each route data d. The calculated line price can be calculated.
In addition, as shown in FIG. 16, the use situation similar area boundary 38 may pass through the intersection area 24, but it is not necessary to divide the intra-intersection route.

When the route data generation function P2 divides the route due to factors such as the change in the width of the route, the length of the route, the crossing of the use situation area boundary as described above, as shown in FIG. Each route 30a, 30b is shortened by a predetermined length (ΔL) before and after the dividing point. Then, as shown in FIG. 17B, on the road represented by the road polygon data b, a predetermined point G1 (preferably in the area 40) in the area 40 which is a space corresponding to the shortened routes 30a and 30b. Dummy route data, which is route data d representing the route 33 that connects the center of gravity) and the end portion 30x of each route, is generated.
The reason why a predetermined interval is provided between the end portions 30x and 30x of the normal routes 30a and 30b is to provide a predetermined interval between the normal routes 30a and 30b to be displayed in the route display function P7 described later. This is to make it easier to see the displayed routes 30a and 30b.

  Similar to the intra-intersection route data, the dummy route data is a kind of route data d, and includes the connection destination data indicating the connection destination route data d connected at the end portion. The connection state (network) of the route indicated by the data d is defined.

  In addition, as shown in FIG. 18, there may be a case where the usage situation similar region boundary 38 runs through the road. In this case, since the uses of the land (division block to be described later) 56a and 56b that are in contact with both sides of the road are different, the route data generation function P2 has two routes 30a and 56a corresponding to the respective land 56a and 56b in contact with both sides of the road. Route data corresponding to 30b is generated in parallel with each other across the use situation similar region boundary 38. As a result, attribute data indicating different uses across the road can be stored in correspondence with these two route data.

  In addition, the route data generation function P2 is used even when there is no use situation similar area boundary, even when the use of land (division block described later) adjacent to both sides of the route is specified to be different by the use specifying function P6 described later. Similarly, route data d and d corresponding to the two routes 30a and 30b corresponding to the respective land in contact with both sides of the road are generated. Thus, similarly, attribute data indicating different uses across the road can be stored in association with these two route data d and d, respectively.

(Block division function P3)
Next, a block division function P3 (see FIG. 1) that divides each block into divided blocks and performs processing so that each divided block corresponds to one route data will be described.
The block division function P3 includes a block thinning function P4 and an intersection calculation function P5.

(Block thinning function P4)
The block dividing function P3 first executes the block thinning function P4 to perform thinning processing on each block ca, ca... Represented by the block polygon data c as shown in FIG. Fine line data representing cb... is generated. As a technique for the thinning process, for example, a known Hilditch thinning process may be employed.

(Intersection calculation function P5)
Subsequently, the block division function P3 executes an intersection calculation function P5. As shown in FIG. 20, the intersection calculation function P5 passes through the narrow line cb represented by the thin line data and the midpoint 42 of the line 30 to which the end cc of the thin line cb is centered and passes through both end points 44a and 44b of the line 30. An intersection 48 with the circle 46 is calculated.

(Block division function P3)
As shown in FIG. 21, the block division function P3 includes first dividing lines 50a and 50b that connect both end points 44a and 44b of the route 30 and the intersection point 48, and the thin line cb that connects the intersection points 48. The block polygon data c is divided into a plurality of divided blocks 58, 58.

Further, the block division function P3, when one divided block is in contact with a plurality of routes 30 joined at the end points, the second dividing line 60 connecting the end points and the predetermined points on the thin line cb, The divided block 58 is further divided into a plurality of divided blocks 58, 58. Thereby, the block polygon data c is divided so that all the divided blocks 58 are in contact with one route 30.
The second dividing line 60 is drawn from the end point of the line 30 joined at the end points toward the nearest bending point 62 of the thin line cb of the dividing block 58 in contact with the line. If there is no bending point in the vicinity of the end point of the route 30, the perpendicular line of the thin line cb passing through the end point is set as the second dividing line 60.

  The block division function P3 stores the first dividing lines 50a, 50b, the thin line cb connecting the intersections 48, and the second dividing lines 60, 60,... As divided block data e representing the division state of the block. Store in means 8.

(Picture place authorization map data f)
The image area approval map data f as the image area use data in the scope of claims of the present application is digital data expressing the use of each image area in the evaluation target area (generally also referred to as a numerical image area approval map). The map authorization map data f is created by a local government or the like in order to evaluate fixed assets for tax collection or the like. The drawing area authorization map data f includes map image data representing the position and shape of each drawing area, and attribute data associated with each drawing area included in the map image data. This attribute data includes usage data indicating the usage of the corresponding image area. Types of land use represented by the use data include commercial districts, residential districts, industrial districts, and special districts.
Furthermore, for example, it is more preferable that the commercial districts are classified into subcategories such as a downtown area, an advanced commercial district, and a suburban commercial district so that the use can be defined in more detail. Similarly, residential areas can be classified into high-class residential areas and housing estate areas, industrial areas can be classified into small and medium-sized factory areas and large factory areas, and special areas can be classified into tourist areas and village areas. Also good.

(Application specific function P6)
The use specifying function P6 is a function for specifying the use of the land of each divided block divided by the block dividing function P3 and storing the use in the storage means 8 as an attribute of the route data d corresponding to the divided block. It is.

FIG. 22 is a diagram illustrating the block ca divided into the divided blocks 58a, 58b,... By the block dividing function P3, and the routes 30, 30,. FIG. 23 shows a map obtained by superimposing the map authorization map indicated by the map authorization map data f on the map of the divided blocks 58a, 58b,... And the routes 30, 30,.
The use specifying function P6 sums the areas of the land used for common purposes in each divided block 58a, 58b,..., And determines the use of the land that occupies the largest area as the divided block 58a, 58b,.・ Specify as the intended use. For example, in FIG. 23, the use that occupies the largest area in each divided block 58a, 58b, 58d (see FIG. 22) is “house” (see FIG. 23). , 58b, 58d are determined to be “residential districts”. Further, in the divided block 58c (see FIG. 22), the use that occupies the largest area is “shop” (see FIG. 23), and the use specifying function P6 is that the use district of the divided block 58c is “commercial zone”. decide. FIG. 24 shows a conceptual diagram in which the use of each divided block 58a, 58b,... In FIG.

  Then, the use specifying function P6 stores the obtained use of each divided block 58a, 58b,... In the storage unit 8 as attribute data of the route data d corresponding to the route 30 in contact with the divided block. In FIG. 24, the usage data representing the “residential district” that is the usage of the divided blocks 58a, 58b, and 58d is stored as attribute data of the route data d corresponding to the routes 30a, 30b, and 30d, and the usage of the divided block 58c is stored. Is stored in the storage unit 8 as attribute data of the route data d corresponding to the route 30c.

  As described above, when the use specifying function P6 specifies that the use of the divided blocks contacting both sides of the route is different, two route data corresponding to each divided block contacting both sides of the road are generated. To do. As a result, attribute data indicating different uses across the road can be stored in correspondence with these two route data.

  In the present embodiment, the use specifying function P6 is configured to specify the use of the divided block according to the area of the land provided for the common use in the divided block. You may comprise so that the use of the division | segmentation block may be specified by the number of the houses provided to.

(Route display function P7)
The route display function P7 is a function for causing the display device 6 to display each route 30, 30,... Represented by the route data d. FIG. 25 shows an example of a display form for displaying each route 30, 30... Represented by the route data d.
Here, the route display function P7 does not display the intra-intersection route or the dummy route when displaying the route map. Thereby, as shown in FIG. 25, each route can be displayed with a certain gap between each of the normal routes 30, 30,. When a gap is formed between the routes 30, 30,... And displayed, the user can easily recognize the boundary between the routes 30, 30,.
Conventionally, when displaying with a gap between routes, it has been necessary to perform exceptional processing such as slightly shortening the end of the route, but according to the route price evaluation system according to the present embodiment. For example, since there are always in-intersection routes and dummy routes between the normal routes 30, 30,..., The routes 30, 30 are simply processed by simply hiding these in-intersection routes and dummy routes. ..Display can be made with a gap between them.

(Standard ground input function P8)
The standard land input function P8 is a function for enabling the user to input standard land data g representing the position and land price of each standard land in the evaluation target area. The standard ground input function P8 displays a predetermined input screen as shown in FIG. 25 on the display device 6 (FIG. 1), and allows the user to input the standard ground data g via the input device 4. When the user designates the position of the standard land (standard housing land) (1) to (9) on the map displayed on the display device 6 as shown in FIG. 25, the standard land input function P8 displays a predetermined standard land price (not shown). Display the input dialog and let the user enter the land price of the standard land.

(Condition data input function P9)
The condition data input function P9 is a function for allowing the user to input condition data indicating the traffic approach condition, road condition, environmental condition, and / or administrative condition of each route in the evaluation target area. . The condition data input function P9 displays a predetermined input screen on the display device 6 (FIG. 1), and allows the user to input various conditions that affect the line price via the input device 4.

Examples of information on traffic access conditions that can be entered by the condition data input function P9 include public facilities such as city halls, schools and parks, public facilities such as stations, shopping streets and shopping centers, and railways (noise and vibration). ) And abatement facilities such as barns, slaughterhouses and cemeteries.
Examples of road conditions include pavement conditions and the presence or absence of sidewalks.
In addition, environmental conditions include the presence or absence of water and sewerage / gas supply processing facilities, the degree of pollution / disaster occurrence, and the degree of occurrence.
Moreover, city planning use areas etc. are mentioned as administrative conditions.
The condition data input function P9 stores the input information in the storage unit 8 as attribute data of each route data d or in the storage unit 8 as condition data different from the route data d.

  Part or all of the standard land data g and condition data input by the standard land input function P8 and the condition data input function P9 are preliminarily stored in the land number map data a created by the local government as route and brush attributes. It may be set. In such a case, when the route data generation function P2 generates the route data d, these condition data are taken over and stored in the attribute data of the route data d, or are separately stored as standard ground data g or condition data. It is good to make it memorize. This saves the user from having to input the condition data.

(Route price calculation function P10, analysis boundary determination function P11)
The route price calculation function P10 is a function of calculating route price data representing the route price of each route with reference to the standard land data g, route data d, condition data, and the like.

The route price calculation function P10 first searches the peak area where the peak of the land price is located from all the standard areas of the evaluation target area with reference to the position and land price of each standard land of the standard land data g. For example, in FIG. 25, the standard land (1) is a reference land in front of the station and is a land with a peak land price. The reference site refers to a point with the highest land price among each peak site in a specific evaluation target area such as a municipality.
Subsequently, the route price calculation function P10 refers to the land price of each standard land and analyzes the transition state of the land price of each standard land with respect to the distance from the peak land of the land price such as the reference land. FIG. 26 shows a graph 52 showing this transition state. Then, the route price calculation function P10 generates an approximate expression that approximates the transition state (graph 52) of the land price of the standard land with respect to the distance from the peak land, and stores it in the storage unit 8. This approximate expression is a correlation expression h indicating the correlation between the distance from the peak place and the line price. This approximate expression (correlation expression h) can be generated by a known approximate method or the like. FIG. 26 shows a graph 54 of the correlation equation h generated by the route valence calculation function P10.

In the graph of FIG. 26, the land price transition state in a direction away from the peak land is shown, but the line price calculation function P10 analyzes the land price transition state in all directions from the peak land. . As shown in FIG. 27, the land price distribution ideally continuously changes in all directions as the distance from the peak area increases.
Practically, if an approximate expression (correlation equation h) of land price transition is generated for 16 directions shifted by 22.5 ° from the peak point, the route price evaluation process can be performed with sufficient accuracy. be able to.

Actually, the land price distribution does not always decrease as you move away from the peak area. For example, when there is a commercial facility such as a shopping center in the suburbs, the land area where the land price peak is one of the evaluation targets of one municipality, etc. There may be several in the region. In particular, in an administrative area such as a new city formed by a combination of a plurality of municipalities, there are many cases where there are a plurality of peak land prices other than the reference land with the highest land price in the administrative area.
FIG. 28 is a map of the new T city 70 formed by merging the old A city 64, the old B town 66, and the old C village 68. In this case, the old reference sites 64 a, 66 a, 68 a of the old A city 64, the old B town 66, and the old C village 68 form a plurality of peak locations in the new T city 70. In addition to looking at the old city A 64 alone, there are also land locations 64b, 64c, and 64d of land prices due to the presence of stations in the suburbs in addition to the reference location 64a. FIG. 29A is a graph showing the land price distribution in the aa ′ direction in FIG. 28 with the reference land 64a in FIG. 28 as a base point, and FIG. 29B is the land price in the bb ′ direction in the same manner. It is the graph which showed distribution.

Now, it is difficult to obtain an approximate expression (correlation expression h) having a plurality of peaks as shown in FIGS. 29 (a) and 29 (b).
Therefore, the route price calculation function P10 first performs a process of searching for a peak land price with reference to each standard land data g. Subsequently, as shown in FIGS. 30A and 30B, correlation equations h1 to h3 and h11 to h13 of land price distribution are generated for each peak place.
As shown in FIGS. 30A and 30B, the land price distributions represented by the correlation equations h1 to h3 and h11 to h13 include points 72a, 72b, 72c, and intersection points 72a, 72b, 72c, 72d exists. The positions 74a, 74b, 74c, and 74d corresponding to the points 72a, 72b, 72c, and 72d are stored as the boundaries of the districts to which the correlation equations h1 to h3 and h11 to h13 are applied. As described above, since the correlation equation h is generated in a plurality of directions (16 directions) with respect to one peak place, the analysis boundary determination function P11 performs the peak adjacent to each of the correlation equations h in 16 directions. The point of intersection with the distribution of the correlation equation h of the ground is obtained, and the position is defined as the boundary of the district to which each correlation equation h is applied. The analysis boundary determination function P11 defines the boundary line 74 of the district to which each correlation equation is applied as shown in FIG. 28 by obtaining this boundary with respect to the correlation equation h in all directions and connecting them together. . Then, the “analysis area” to which each correlation equation h is applied, which is divided by the boundary line 74, can be defined for each of the peak sites 64a, 64b, 64c, and 64d.
The route valence calculation function P10 stores the analysis boundary data i representing the boundary of the analysis district thus obtained in the storage means 8.

  The route price calculation function P10 calculates the standard route price of the route corresponding to each route data d according to the distance from the peak location of the land price in the analysis area based on the obtained correlation equation h. The route price calculation function P10 further includes the connection state and position of each route, the use data and various condition data included in the attribute data of the corresponding route data d, the distance from each stored public facility, etc. In consideration of the conditions such as the traffic approach condition, the standard price is adjusted, and the price of each line is calculated. Then, the route price data representing the route price is stored in the storage unit 8 in association with one of the attribute data of the route data d.

  Further, the route valence calculation function P10 calculates not only the route valence of the normal route but also the route valence corresponding to the intra-intersection route or the dummy route, and the route valence data representing the route valence is obtained for each corresponding intersection. The internal route data and the dummy route data are associated with each other as attribute data and stored in the storage unit 8.

(Standard land price evaluation function P12)
The change in land prices of standard land, which was originally calculated by hand, is consistently ideal depending on the person performing the evaluation and variations in how the conditions are adopted, as described in the “Problem to be Solved by the Invention”. It may be different from the typical transition state. In FIG. 26, the graph 52 representing the land price of the standard land changes discontinuously at several places.
The standard land price evaluation function P12 compares the land price of the standard land represented by the standard land data g with the line price corresponding to the standard land calculated from the correlation equation h. That is, in FIG. 26, the graph 52 representing the land price represented by the standard land data g is compared with the graph 54 representing the land price (route price) obtained from the correlation equation h. If there is a large difference between them that exceeds a predetermined allowable value, a display that prompts the user for a warning is performed via the display device 6 or the like.
As a result, the user can grasp where the land price of the standard land is not ideal, and whether it is due to some reasonable reason such as the cause of depreciation, It is possible to verify whether an invalid land price is regarded as a standard land price due to variations in manual land price calculation methods.

(Situation similar area definition function / standard area selection function P14)
The situation-similar area defining function / standard place selecting function P14 defines a situation-similar area configured by a plurality of continuous divided blocks 58, 58,. Regional definition function).
FIG. 31 is an explanatory diagram illustrating a state where the evaluation target area illustrated in FIG. 25 is divided into a plurality of situation-similar areas. In FIG. 31, areas surrounded by one-dot broken lines (areas indicated by common hatching) indicate use situation similar areas specified as the same application by the application specifying function.
The situation-similar area defining function is not limited to the boundary line of the usage specified by the usage specifying function P6. For example, the usage-similar area boundary defined by the local government, terrain, river, administrative boundary, etc. It is even more preferable that the situation-similar area is further divided and defined by other boundary lines.

Next, the situation similar area definition function / standard place selection function P14 obtains the center point of each situation similar area. As shown in FIG. 31, the center point is the center point of the smallest circle in which the situation-similar area falls (the definition of the center point is not limited to this, for example, a plane figure representing the situation-similar area May be the center of gravity.
Next, the situation similar area definition function / standard place selection function P14 obtains the distance between the obtained center point and the standard place of the situation similar area represented by the standard place data g. When the distance is longer (far) than a predetermined threshold, a warning is issued to the user through the display device 6 or the like.
In the present embodiment, the predetermined threshold value is set to a length of ½ of the radius of the smallest circle in which the situation / territory area falls (see FIG. 31).

This is because the following inconvenience arises when the position of the standard ground serving as a reference for calculating the line price in the situation-like area is at the end position of the situation-like area.
Generally, according to the Land Assessment Law, there should be no difference of 20% or more between the line prices of each arbitrary line in the adjacent situation-like area. Here, if the standard area is near the edge of the situation-like area to which it belongs, the distance from the situation-like area that is in contact with the edge opposite to the edge where the standard area is approaching becomes longer. The price divergence from the line price in the situation-similar area on the opposite side becomes large, and there is a disadvantage that there is a high possibility that it will not fall within the price difference of less than 20%.
Therefore, it is better that the position of the standard land, which serves as the basis for calculating the line price in the situation-like area, be as close to the center of the situation-like area as possible.

When the distance between the center point and the standard place is longer than the predetermined threshold, the situation similar area defining function / standard place selecting function P14 Select a candidate site (standard land selection function).
The following conditions are adopted as conditions for selecting an image area that is selected by the standard area selection function as a candidate for the standard area.
Condition 1, it is a painting place with a frontage and depth suitable for the use of the situation similar area.
Condition 2, the usage of the image area determined by the image area authorization map data f is equal to the application of the situation similar area.
Condition 3, the distance of the image area from the center point is shorter than the predetermined threshold value.
The standard location selection function searches and selects an image location that satisfies these conditions, and displays it as a standard location candidate to the user through the display device 6 or the like. Thereby, the user can consider changing the current standard location.

In addition, when the image ground which satisfy | fills the said conditions is not found, you may select the image ground which does not satisfy | fill either 1 or 2 conditions.
In this case, the evaluator performs an evaluation assuming an image area whose frontage and depth are shaped for an image area that does not satisfy 1, and the image area is used for an image area that does not satisfy 2. The evaluation may be performed on the assumption that the usage is similar to that of the situation.

(Route price evaluation function P13)
The route price evaluation function P13 stores the route price of each intra-intersection route stored in association with each intra-intersection route data representing a plurality of intra-intersection routes 32, 32,... Connected in common to the specific point G. By comparing the data with each other, the validity of the road valency represented by the road valency data in the intersection is evaluated. That is, when there is a large lane price deviation that exceeds a predetermined predetermined value between the intra-intersection route data in the same intersection, a display is made to prompt the user via a display device 6 or the like. .
As a result, the user can recognize that the land price transition has not been smooth for some reason, such as a sudden change in the land price of the standard land, and re-verify the road price calculated by the road price calculation function P10. can do.

  According to the route valuation evaluation program and the route valuation evaluation system according to the present embodiment, the shape of each normal route can be simplified by the route within the intersection, so the generation of route data and the position and connection state of the route data are determined. The route price calculation used can be highly automated. In addition, when a normal route is displayed on the display device by an intra-intersection route or a dummy route, it is possible to easily display the route with clear separation between the routes. Furthermore, by devising a block division and a specific method of use, it is possible to highly automate the specification of the use that affects the line price by a simple algorithm. Furthermore, by defining the analysis boundary, it is possible to accurately and automatically process the evaluation of the line price of the evaluation target area having a plurality of peak areas with a simple algorithm.

  As described above, the present road price evaluation program and the road price evaluation system have various characteristic processing functions suitable for computer processing, which are not found in conventional manual evaluation methods and conventional road price evaluation support systems. Therefore, the route price can be calculated accurately and consistently while the route price evaluation process is highly automated, greatly reducing the workload of the evaluator, and the land price of the standard land evaluated manually, etc. It has the remarkable effect of verifying the validity of.

It is explanatory drawing which shows the structure of the route price evaluation program and route price evaluation system which concern on this Embodiment. It is explanatory drawing of the lot number map data as map data. It is explanatory drawing of a block polygon data. It is explanatory drawing of the process which forms the vertex of a corner cut. It is explanatory drawing of the block polygon data after a corner cutting process. It is explanatory drawing of road polygon data. It is explanatory drawing which shows the recognition method of an intersection area | region. It is explanatory drawing of the intersection area | region in road polygon data. It is explanatory drawing of the route converted into vector. It is explanatory drawing of the route in an intersection. It is explanatory drawing which shows the structure of the route in an intersection part at the time of not producing | generating the route in an intersection. It is explanatory drawing which shows the structure of the route in an intersection part at the time of producing | generating the route in an intersection. It is explanatory drawing of the division | segmentation based on the width of a route. It is explanatory drawing of the division | segmentation based on the width of a route. It is explanatory drawing of the division | segmentation based on the width of a route. It is explanatory drawing of the division | segmentation of the line based on a regional boundary. It is explanatory drawing of the process at the time of the division | segmentation of a route. It is explanatory drawing of the production | generation of the route based on the area boundary running through a road. It is explanatory drawing of the thinning process of a block. It is explanatory drawing of a process of an intersection calculation function. It is explanatory drawing of a division block. It is explanatory drawing of a division block. It is explanatory drawing of a division block and image area use data. It is explanatory drawing of the division block by which the use was specified by the use specific function. It is explanatory drawing of a route map and a standard ground input function. It is a graph which shows the relationship between the distance from a peak place, the land price of a standard land, and the land price calculated | required by a correlation type | formula. It is explanatory drawing which shows ideal land price distribution. It is explanatory drawing which shows the map of T city, the peak location in T city, and an analysis boundary. It is a graph which shows land price distribution on the specific straight line which passes through the reference place of T city. It is explanatory drawing which shows the graph which the correlation formula corresponding to the land price distribution of T city represents, and the determination method of an analysis boundary. It is explanatory drawing explaining the process which divides | segments an evaluation object area | region into a some situation similar area, and evaluates the position of a standard place. It is explanatory drawing which shows the thin line | wire path | route when not forming the vertex of a corner cut.

Explanation of symbols

PC Computer P Road Price Evaluation Program P1 Road / Block Polygon Generation Function (Road Polygon Generation Function, Block Polygon Generation Function)
P2 Route data generation function P3 Block division function P4 Block thinning function P5 Intersection calculation function P6 Application specific function P7 Route display function P8 Standard land input function P9 Condition data input function P10 Route price calculation function P11 Analysis boundary determination function P12 Standard land price Evaluation function P13 Route price evaluation function P14 Situation similar area definition function / Standard land selection function G Center of gravity of intersection area (specific point)
a Lot map data (map data)
b Road polygon data c Block polygon data ca Block cb Fine line cc End of fine line d Route data e Divided block data f Image area authorization map data (image area use data)
g Standard location data h Correlation equation i Analysis boundary data 2 Control unit 4 Input device 6 Display device 8 Storage unit 12 Road 14 Brush 22 Corner cut 24 Intersection area 26 Route 28 Corner portion 29 Temporary corner portion 30, 30a, 30b, 30c , 30d Route represented by route data 30x End of route represented by route data 32 Route within intersection represented by route data within intersection 33 Dummy route represented by dummy route data 38 Usage situation similar region boundary (region boundary)
42 Route midpoints 44a, 44b Route end points 46 Circles centering on the route center and passing through both end points of the route 48 Thinned blocks and circles centering on the route midpoint and passing through the end points of the route Intersection 50a, 50b First dividing line 52 Graph showing land price transition state of standard land 54 Graph showing land price transition state obtained by correlation equation 58, 58a, 58b, 58c, 58d Division block 60 Second dividing line 62 Bending Point 64a Peak location (reference location)
64b, 64c, 64d, 66a, 68a Peak areas 72a, 72b, 72c, 72d Points 74, 74a, 74b, 74c, 74d where the land prices represented by the correlation equations of adjacent peak areas coincide.

Claims (16)

Provided in a computer-readable manner,
The control unit of the computer is data stored in the storage means of the computer, and map image data representing the position and shape of the road and the brush in the area to be evaluated for road value, and the roads included in the map image data map data including the attribute data including a lot number data representative of the lot number of the land land type data and corresponding associated with the brush, to generate a city block polygon data by extracting an image of the enclosed city blocks in a plurality of lines Then, the block polygon data stored in the storage means is thinned to generate fine line data, and the fine line represented by the fine line data and the midpoint of the route to which the end of the fine line is directed are displayed. By calculating the intersection point with the circle passing through both end points of the route with the center, the first dividing line connecting the both end points of the route and the intersection point, and the thin line connecting each intersection point, the block When the Rigon data is divided into a plurality of divided blocks that touch each line, and one of the divided blocks touches a plurality of lines that join the end points, the second point is connected to the predetermined point on the thin line. By dividing the divided block into a plurality of divided blocks by dividing lines, the block polygon data is divided into a plurality of divided blocks contacting each route so that all the divided blocks touch one route. A block dividing function for storing the dividing line, the thin line, and the second dividing line as divided block data representing the divided state of the block in the storage means ;
Land use data including the use data indicating the use of each drawing place in the evaluation target area stored in the storage unit, and the area of the land and the number of houses provided for common use, the control unit In the divided block data in the divided block data stored in the storage means, the area of the land or the number of houses provided for common use is totaled, respectively, A use specifying function for specifying the use of a house occupying the largest number of houses as a use of the divided block and storing it in a storage means;
The control unit refers to standard land data including attribute data representing the position and land price of the standard land in the evaluation target region stored in the storage unit, and based on the distance of each route to the standard land, each route The standard route price corresponding to each of the routes is calculated, the route data including attribute data representing the connection state and the position corresponding to each route in the evaluation target area stored in the storage unit is referred to. Based on the connection state and position of the route represented by the data, and the use of the divided block that is in contact with the route stored in the storage means, the standard route price is adjusted to adjust the route value of each route. calculating a route number data representing the該路line number data, a route number calculation function stored in the storage means in association with the corresponding route data, route number evaluation-flop, characterized in that to realize the computer Grams.   The road price evaluation program according to claim 1, wherein the predetermined point on the fine line is a bending point of the fine line. The block division function is
The control unit refers to the regional boundary data representing the position of the predetermined regional boundary stored in the storage unit, and when the regional boundary represented by the regional boundary data divides the divided block, 3. The route price evaluation program according to claim 1, wherein the divided block is further divided into a plurality of divided blocks along the region boundary. The control unit refers to the attribute data of the map data stored in the storage means, extracts each brush that is a residential land, and calculates the residential land from the position and shape of each corresponding brush represented by the map image data A block polygon generation function for generating the block polygon data by extracting the image of each brush and calculating the union of the extracted brush images ;
A road polygon generation function for generating road polygon data by extracting an image of a road portion from the map data stored in the storage unit ;
An intersection region formed by the control unit searching for a location where the outlines of a plurality of routes represented by the road polygon data contact each other to detect an intersection, and surrounded by a dividing line connecting each corner portion of the detected intersection Data representing the intersection area, storing the data representing the intersection area in the storage means, and excluding the intersection area from the road polygon data to divide the road into each route and perform a thinning process. The route price evaluation program according to any one of claims 1 to 3, wherein a route data generation function for automatically generating the route data corresponding to each route is realized by a computer. The line price calculation function is
The control unit generates a correlation equation indicating a correlation between a distance from a peak land price of the standard land and a route price based on the standard site data, and based on the correlation formula, the route The road price evaluation program according to any one of claims 1 to 4, wherein a road price is calculated. The line price calculation function is
When the control unit evaluates the line price of an area having a plurality of peak locations, the correlation formula is generated for each peak location,
6. The route valuation evaluation program according to claim 5, wherein said route valence calculation function causes a computer to realize an analysis boundary determination function for defining boundaries of districts to which each correlation formula is applied. The analysis boundary determination function is
The control unit defines a location where the land prices represented by the correlation equations corresponding to the peak locations intersect between the adjacent peak locations as a boundary of a district to which the correlation equations are applied. The route price evaluation program according to claim 6. The route data generation function is
When there is a portion where the width of the road represented by the road polygon data changes across a predetermined threshold , the control unit divides a route at the portion, and the route data corresponding to each divided route The road valence evaluation program according to any one of claims 1 to 7, wherein: The route data generation function is
When the length of one route exceeds a predetermined threshold , the control unit divides the route into a plurality of routes that do not exceed the predetermined threshold, and the divided routes The route price evaluation program according to any one of claims 1 to 8, wherein the route data corresponding to the number is generated. The route data generation function is
The control unit refers to the regional boundary data representing the position of the predetermined regional boundary, and when the regional boundary represented by the regional boundary data crosses the route represented by the route data, the location where the regional boundary crosses, The route price evaluation program according to any one of claims 1 to 9, wherein the route is further divided to generate route data corresponding to each of the divided routes. The route data generation function is
When the control unit refers to regional boundary data indicating the position of a predetermined regional boundary stored in the storage unit, and the regional boundary represented by the regional boundary data vertically cuts a part of the road portion. The route price evaluation program according to any one of claims 1 to 10, wherein the route data corresponding to a part of the road portion is generated at a position sandwiching the regional boundary. . The route data generation function is
When the use specified by the use specifying function of each of the divided blocks in contact with both sides of the route is different, the control unit associates the route data corresponding to the route with each of the divided blocks. 12. The road price evaluation program according to claim 1, wherein two are generated in parallel. A situation-similar area defining function that defines a situation-similar area that is configured by a plurality of consecutive divided blocks, identified as a common use by the use identifying function;
The route price according to any one of claims 1 to 12, wherein a computer realizes a standard site selection function for selecting a candidate site for a standard site from the vicinity of the center point of the situation-similar area. Evaluation program. Provided in a computer-readable manner,
The land price of the standard land based on the standard land data including the attribute data representing the position and land price of the standard land in the evaluation area of the route price stored in the storage means of the computer, the control unit of the computer A road price calculation function for generating a correlation formula indicating a correlation between the distance from the peak area and the road price for each peak area, and calculating the road price based on the correlation formula;
Wherein the control unit, between the peak locations adjacent the location where land prices intersect represented by each the correlation formula corresponding to each peak area, and an analysis boundary determining function that defines the boundary of the area of applying the correlation formula A road valuation evaluation program characterized by being realized by a computer. The control unit causes a computer to realize a standard land price evaluation function for comparing a land price of a standard land represented by standard land data with a route price corresponding to the standard land calculated from the correlation equation. The road price evaluation program according to any one of claims 5 to 14.   A road price evaluation system according to any one of claims 1 to 15, wherein the road price evaluation program according to any one of claims 1 to 15 is realized by being read by one or more computers.

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