JP4139850B2 - Real estate transaction support system, method and program - Google Patents

Description

  The present invention relates to a technology that supports real estate transactions by collecting real estate transaction cases such as land and buildings, or evaluating real estate without specifying an individual who has made a transaction.

  When evaluating real estate such as land and condominiums, it is common to evaluate past transactions. The more transaction examples that can be used for reference, the more reasonable evaluation is possible.

  On the other hand, in the past, humans have evaluated real estate with reference to past transaction examples, so the more transaction examples, the more time and labor it takes to view them. Therefore, the cost is high, and the evaluation result varies depending on the person who performs the evaluation. In some cases, the validity of the evaluation result may be low.

  Therefore, recently, a real estate evaluation system has been proposed that can perform real estate evaluation almost automatically (see, for example, Patent Document 1).

Such a real estate evaluation system registers information related to past land transaction examples based on drawing information collected from real estate agents in advance, and when evaluating real estate, The system is configured to perform the evaluation almost automatically based on the information on the transaction examples. In such a real estate evaluation system, the more transaction cases are registered, the higher the validity of the evaluation result.
Japanese Patent No. 3613473

  However, the conventional real estate evaluation system has a concern that the individual who performed the real estate transaction may be identified from the position of the transaction example plotted on the map, the area of the displayed transaction example, and other information. .

  Therefore, recently, from the viewpoint of protecting personal information, the tendency to hesitate to provide transaction examples to identify individuals who have made real estate transactions as easily as conventional real estate evaluation systems. It has become increasingly difficult to collect information on transaction examples.

  Conventionally, the burden on both the side that provides information on transaction examples and the side that collects this information is large, and it has been difficult to stably collect information on transaction examples. Furthermore, when evaluating a real estate based on past transaction examples collected, there is a concern that an individual who has performed a real estate transaction is specified.

  The present invention has been made in view of such problems, and cannot identify an individual who has made a transaction from the collected information, whereby the side providing the information can provide the information without resistance, and the information It is possible to save the labor of collection, and thereby, it is an object to stably collect information on transactions, or to evaluate real estate without specifying an individual, thereby supporting real estate transactions.

In order to solve the above problems, the present invention employs the following means.
That is, the present invention
Position information input means for receiving position information including the position of the target real estate;
First individual factor input means for receiving input of individual factors including physical conditions of the real estate;
Transaction information input means for receiving transaction information related to the real estate transaction;
Whether or not an individual involved in the transaction can be identified based on a determination as to whether or not a plurality of the transaction information is stored in the storage means in association with position information included in a predetermined range including the real estate Means for determining whether or not an individual can be identified;
Position information changing means for changing the position of the real estate when it is determined that the individual can be identified;
Storage means for storing the position information input by the position information input means or the position information changed by the position information change means and the transaction information in association with each other;
Is provided.

  According to the present invention, when it is determined that an individual related to a transaction can be specified, the location information of the real estate related to the transaction is changed, so that the individual who has performed the real estate transaction cannot be specified.

The present invention also provides:
Position information input means for receiving position information including the position of the target real estate;
First individual factor input means for receiving input of individual factors including physical conditions of the real estate;
Transaction information input means for receiving transaction information related to the real estate transaction;
Whether or not an individual involved in the transaction can be identified based on a determination as to whether or not a plurality of the transaction information is stored in the storage means in association with position information included in a predetermined range including the real estate Means for determining whether or not an individual can be identified;
Position information changing means for changing the position of the real estate when it is determined that the individual can be identified;
Display means for displaying the position information input by the position information input means or the position information changed by the position information change means and the transaction information in association with each other;
Is provided.

here,
A means of receiving input of information used to identify the location of the property to be assessed;
Search means for searching for transaction information of real estate in a certain area including a point specified by the information from the storage means;
An evaluation means for evaluating the price of the property to be evaluated according to any one of an average value, a median value, a maximum value, and a minimum value included in the searched transaction information;
Can be provided.

A second individual factor input means for receiving an input of an individual factor including the physical condition of the evaluation target;
Based on the individual factors, further comprising means for calculating a disparity rate with respect to a standard price, which is the value of the standard property in which the individual factors are standardized,
The price included in the transaction information is converted into a standard price based on the disparity rate and stored.
The evaluation means may be configured to evaluate the standard price stored in the storage means by converting a disparity rate by an individual factor including physical conditions of the evaluation object.

Further, a point receiving means for receiving input of information used for specifying a point where the real estate to be evaluated is located,
Based on the location, referring to the storage means, and outputting the transaction information of the location,
Can be provided.

The present invention also provides:
Position information input means for receiving position information including the position of the target real estate;
First individual factor input means for receiving input of individual factors including physical conditions of the real estate;
Transaction information input means for receiving transaction information related to the real estate transaction;
Whether or not an individual involved in the transaction can be identified based on a determination as to whether or not a plurality of the transaction information is stored in a storage means in association with position information included in a predetermined range including the real estate Means for determining whether or not an individual can be determined
Storage means for storing the determination result in the personal identification determination means in association with the transaction information;
Is provided.

  Here, when the display means displays the transaction information, it is determined whether or not the individual identification possibility determination means can identify the individual who has performed the transaction, and only the transaction information that is determined not to identify the individual is displayed. Can be configured.

  Further, when the position information in the transaction information is not changed when the display means displays the transaction information, the position information changing means changes the position information in the transaction information. it can.

  The point receiving means may include a map display means and a selection receiving means for the points on the map.

In addition, it further comprises a reading means for reading the transaction information stored in the storage means,
The position information changing means may be configured to change the position information when the transaction information is read by the reading means.

In addition, it further comprises a reading means for reading the transaction information stored in the storage means,
The position information changing means may be configured to change the position information when the individual identification possibility determining means determines that an individual can be specified.

  The present invention may also be a method in which a computer executes the above processing. Further, the present invention may be a program that provides the above functions to a computer. Further, the present invention may be a computer-readable recording medium that records such a program.

  Here, the computer-readable recording medium refers to a recording medium that accumulates information such as data and programs by electrical, magnetic, optical, mechanical, or chemical action and can be read from the computer. .

  Examples of such a recording medium that can be removed from the computer include a flexible disk, a magneto-optical disk, a CD-ROM, a CD-R / W, a DVD, a DAT, an 8 mm tape, and a memory card.

  Further, there are a hard disk, a ROM (read only memory), and the like as a recording medium fixed to the computer.

  According to the present invention, since the location information of the real estate is changed and stored among the information related to the received transaction example, when the information related to the transaction example is disclosed, the real estate and the real estate transaction are obtained from this information. It becomes impossible to identify the individual who went. Therefore, the information providing side can provide information on transaction examples without worrying about leakage of personal information.

  Further, since information related to transaction examples can be collected simply by inputting individual factors of real estate and transaction information from the terminal, it is possible to save time and effort as compared with the conventional case. Furthermore, it is effective in protecting personal information because it is determined whether or not a transaction case can be identified, and the transaction case is registered or not registered based on the determination result.

  Furthermore, among the information on transaction examples, the location information of the real estate is changed and evaluated, and the judgment result of whether or not an individual can be specified is stored in association with the transaction example related to the evaluation result, so that the individual can be specified Even when evaluating using information on various transaction cases, it is possible to obtain evaluation results that cannot identify individuals, and attention to protection of personal information such as not displaying evaluation results on transaction cases that are judged to be able to identify individuals Can be handled. As described above, real estate transactions can be supported while paying attention to the protection of personal information.

  Hereinafter, a real estate evaluation system and a transaction case information collection system according to the best mode (hereinafter referred to as an embodiment) for carrying out the present invention will be described with reference to the drawings. In addition, the structure of the following embodiment is an illustration and this invention is not limited to the structure of embodiment.

<< First Embodiment >>
FIGS. 1-12 is a figure explaining the transaction example information collection system 1 of 1st Embodiment which concerns on this invention. When the transaction example is input, the transaction case information collection system 1 changes the location information of the real estate in the transaction example, and the unit is processed into a standardized and corrected unit price assuming a predetermined value (a constant value). Has a registered function.

  FIG. 1 shows the configuration of a real estate transaction case information collection system 1 related to land transaction cases according to the first embodiment of the present invention. This transaction case information collecting system 1 is installed in a data input center of a real estate information service company, a real estate broker who buys and sells land and buildings with land, etc., and the transaction case information collecting system 1 continuously provides information on land transaction cases. To collect.

  As shown in FIG. 1, this transaction case information collection system 1 searches for a land to be collected, and functions as a location information input means, a property address search unit 11, a map / route price / transaction case price Display unit 12 for displaying map / route price, etc., front route price selection unit 13, target land area input unit 14, and individual factor input for inputting individual factors including physical condition and burden situation of target site An individual factor input unit 15 that functions as a means, an individual disparity rate calculation unit 16 that calculates the disparity rate of the individual factors, a building overview input unit 17 that receives an outline of the building when there is a building on the target ground, A building price calculator 18 for calculating the price of the building is provided.

The transaction example information collecting system 1 includes a contract information input unit 23 that functions as a transaction information input unit for inputting transaction information related to real estate transactions, a standardized correction calculation unit 24 that corrects and standardizes a price, and an input. Case Adopting Judgment Unit 25 that judges whether or not to adopt a traded case that has been entered, Duplicate Cases / Individuals that judges whether or not the entered trade cases are duplicated, and whether or not the individual who has traded can be identified It has a identifiability determining unit 26, a latitude / longitude coordinate correcting unit 27, and a data output unit 28 that function as position information changing means for changing the position information of real estate.

  Further, the transaction example information collecting system 1 has a map information DB (database) 29, a route price information DB 30, and a price information DB 31. In addition, the code | symbol 32 in FIG. 1 is a network. In the price information DB 31, information related to a transaction example including the price of a transaction example, a published price, and the like are registered.

  This transaction case information collection system 1 typically includes a database constructed on a server on a network 32 such as the Internet, a terminal that accesses the database via the network 32 and executes information processing, and a program on the terminal Consists of.

  In FIG. 1, it is assumed that the property address search unit 11 to the data output unit 28 shown on the left side and the center in the figure are on the terminal. Further, it is assumed that the map information DB 29 to the price information DB 31 shown on the right side of FIG. 1 are held in the server.

  The terminal and the server are connected via the network 32. In such a configuration, each of the server and the terminal is a computer having a CPU, a memory, a hard disk, a communication interface, and the like. Since the configuration and operation are widely known, the description thereof is omitted.

  Note that a program for executing information processing, such as a web browser browser access db program on the terminal, such as a property address search unit 11, a front line price selection unit 13, an individual disparity rate calculation unit 16, It is also possible to adopt a configuration in which the building price calculation unit 18, standardization correction calculation unit 24, case adoption determination unit 25, duplicate case / individual identification determination unit 26, latitude / longitude coordinate correction unit 27, and the like are provided on the server side.

In such a system, an HTML (HyperText Markup Language) file on the server is transmitted from the server to the terminal by HTTP (HyperText Transfer Protocol), and a screen, a figure, and the like are displayed on the terminal.

  Further, the terminal accesses an application program on the server through an interface called CGI (Common Gateway Interface). In such a system, it is not necessary to install a dedicated application program on the terminal in order to execute real estate evaluation.

  Next, main components in FIG. 1 will be described. In addition, since each component other than the component demonstrated below can use a general structure, the detailed description is abbreviate | omitted.

  In the property address search unit 11 of FIG. 1, as shown in FIG. 2A, a target location 51 where information on transaction examples is to be collected is specified on a map 50. The user designates the target location 51 by operating a mouse or the like.

  When the target location 51 is designated, as shown in FIG. 2B, the X coordinate (longitude) 52a and the Y coordinate (latitude) 52b stored in association with the target location 51 are input to the position information database 52. To be registered. Various databases described later including the position information database 52 are stored in an appropriate storage unit such as a hard disk.

In the front line price etc. selection part 13 of FIG. 1, as shown to Fig.3 (a), among the front line price 53a, 53b ... of the target site 51 vicinity displayed on the map 50, an appropriate front surface. A route price 53a is designated. Thereby, as shown in FIG.3 (b), the route year 54a and the route price 54b are inputted and registered into the front face route price database 54. FIG.

  When selecting a target location 51 related to a transaction example for which information is to be collected, as shown in FIG. 2 (a), the target location 51 related to the target transaction example on the map 50 and the surrounding transaction example are related. Target areas 51a, 51b, 51c,... Are displayed. The target location 51 may be designated from these target locations 51, 51a, 51b, 51c. The target location 51 includes real estate position coordinates, case prices, and the like.

  Thereby, the position coordinates, the case price, and the case front line price of the target place 51 related to the transaction example are input and registered in the price information DB 31.

  In the target area area input section 14 of FIG. 1, as shown in FIG. 4A, the area of the target area is input to the area input field 55a on the area input screen 55. As a result, as shown in FIG. 4B, the area 56 a of the target site is input and registered in the target site area database 56.

  Note that the target land area input unit 14 may input and register necessary information such as road width, nearest station, distance from the nearest station, use area, building coverage ratio, floor area ratio, and the like.

  In the individual factor input unit 15 of FIG. 1, as shown in FIG. 5, individual factors including the physical situation and burden situation of the target site are input on the individual factor input screen 57. The individual factors include the roadway and its orientation, scale, shape, location of the drawing area, roadway frontage, land frontage and depth, height difference from the roadway, setback burden (ensure the width of the road) To pay part of the site as a road part), private road burden (if the front road is a private road, bear some burden on the private road when buying and selling), use inhibition (part or all of the land is used) In the case of obstacles).

  These individual factors are selected by a radio button 57a, a combo box 57b, or the like on the individual factor input screen 57, or input by characters or numerical values in the text box 57c.

  The individual factors input here are registered in the individual factor database 58 in the storage means such as the price information DB 31 in association with an evaluation number described later, as shown in FIG.

  In the individual disparity rate calculation unit 16 in FIG. 1, as will be described below, the disparity rate of each factor in the individual factors of the target site with respect to the standard image area, and the total difference that is the synergistic value of the disparity rate in each item A rate is calculated.

  Individual factors or image area conditions in the standard image area are determined in advance. Then, each item of the individual factor in the target area is compared with each item of the individual factor in the standard image area, and the disparity rate of each item in the target area is obtained. The disparity rate calculation conditions are set in advance.

  For example, as shown in FIG. 5, on the individual factor input screen 57, the tangent road of the standard image place 67 and its direction are set to one-way / eastward. On the other hand, the tangential road of the target site 51 and its direction are directed to one-way / southeast. In this case, the disparity rate in the tangential road of the target site 51 and its direction is 102.0.

Similarly, each item in the individual factor of the target area 51 is compared with each item of the individual factor in the standard drawing area 67, and an item-specific disparity rate 68a of each item in the individual factor of the target area 51 is calculated. Is done. These item-specific disparity rates 68 a are displayed on the right end side of the individual factor input screen 57.

  Furthermore, the item-specific disparity rate 68a of each item in the individual factors of the target area 51 is synergized to obtain the total disparity rate 68b. This total disparity rate 68 b is displayed at the right end of the individual factor input screen 57.

  In the building outline input unit 17 of FIG. 1, as shown in FIG. 7, on the building outline input screen 60, the building outline (structure, grade, building replacement cost, total floor area, construction date, total useful life, The observation depreciation rate or the like) is selected by the radio button 60a or the combo box 60b, or is input in the text box 60c by characters or numerical values.

  Further, the contents input on the building outline input screen 60 are input and registered in the building evaluation database 64 as shown in FIG.

  In the building price calculation unit 18 of FIG. 1, as shown in FIG. 7, the building current value rate 67a and the building evaluation value 67b are calculated by the straight-line method or the declining-balance method based on the building outline, and the building outline input screen 60 It is displayed on the lower side.

  The front line price, the target land area, the individual factors of the land, the outline of the building, the building evaluation value, and the like input as described above are associated with evaluation numbers that are continuously given each time an input operation is performed.

  Then, when performing real estate evaluation with reference to the above transaction example later, it is configured as a part of transaction example information so that it can be searched based on evaluation number, evaluation date, location of land, etc. Is remembered.

  In the contract information input unit 23 functioning as the transaction information input means in FIG. 1, the transaction date 66a and the transaction price 66b are input on the transaction information input screen 66 as shown in FIG. Then, by pressing the registration button 66c, the transaction date and transaction price are additionally registered in the database in the property evaluation information registration unit 21.

  In the standardized correction calculation unit 24 of FIG. 1, the building price is subtracted from the transaction price of the target land to obtain the land price. As the building price, the above-mentioned building evaluation value 67b is used as it is, or the value obtained by re-evaluating the building evaluation value 67b based on the outline of the building (structure, grade, total floor area, construction date, observation cost rate, etc.) is used. be able to.

  However, in the latter case, the replacement cost, total useful life, total useful life, and residual value rate should be recalculated by referring to the tables prepared in advance by region, structure, and grade. Thus, even when a plurality of example providers (real estate brokers, etc.) evaluate with different replacement cost, total useful life, and residual value rate, the building price under the same conditions can be obtained.

In the standardized correction calculation unit 24 of FIG. 1, the transaction price is corrected based on the total disparity rate 68b. For example, the corrected land price can be calculated by the following formula. The transaction price can be corrected by various correction methods other than the following formula.
Land transaction price after adjustment = transaction price x (100 / total disparity rate)

In addition, the area of the target land can be standardized and corrected to a certain area (for example, 125 m 2), and the land transaction price after correction can be obtained. In this case, the land transaction price after correction can be obtained by the following equation.
Transaction price after correction = transaction price × (correction coefficient of fixed area 125 / correction coefficient of area of target area)
Thereby, since identification of a target place can be made more difficult, identification of the individual who performed the transaction becomes more difficult.

  As the calculation method of the area correction coefficient (area correction factor), the calculation method disclosed in Japanese Patent Laid-Open No. 2002-183274 proposed by the present applicant can be applied.

Here, an outline of JP-A-2002-183274 will be described. The area correction factor is used when considering the size of the area in the individual inequality. As shown in FIG. 45, the area of the example data used for calculating the area correction coefficient rate and the opening rate before area correction are the area on the X axis (horizontal direction) and the opening rate before area correction on the Y axis (vertical direction). Plot in the distribution map and display a single regression (logarithmic model) curve 721.

  The case data to be used is limited to the case data of the vacant land, and only to the case with the line price data to be compared. It is divided into case data by use (residential, commercial, industrial) or by region (prefecture, city). The pre-adjustment opening rate is (unit price obtained by standardization correction of land-specific factors other than area × time point correction rate at the time of road price) / (front road price / actual price adjustment ratio of 0.72).

  As a rule of thumb, it is known that the majority of case data is on a logarithmic curve when displayed as a logarithmic curve. A logarithmic curve 722 (Y = a × log (ABS (X−b)) + c) approximating the single regression (logarithmic model) curve 721, where log is a natural logarithm and ABSx means an absolute value x. , The coefficients a0, b0, and c0 that are optimally approximated can be calculated.

  As shown in FIG. 45, it can be obtained by fine adjustment in the direction of the arrow. According to the obtained logarithmic curve (Y = a0 × log (ABS (X−b0)) + c0) 22, the opening ratio Y1 before correction for the case data of the area X1 and the opening difference for the case data of the standard area XPL Since it is understood that the rate YPL is obtained, the area correction rate (Y1 / YPL) used when performing the standardization correction regarding the area can be obtained.

  An example of the procedure for determining the area correction factor used in the standardization process will be described with reference to FIG. First, a vacant land case example (standardized correction other than area / front line price difference rate attached) is input (S801).

Next, it plots on the distribution map of X: area, Y: opening ratio (S802). Next, a single regression (logarithmic model) curve is displayed (S803). Next, a logarithmic curve is drawn (S804).

  Next, the coefficients a, b, and c of the logarithmic curve equation are determined with reference to the single regression (logarithmic model) curve (S805). Next, an area correction coefficient is determined based on the coefficients a, b, and c (S806). In this way, the area correction coefficient used for the standardization process can be determined.

  The case adoption determination unit 25 in FIG. 1 compares the difference rate between the corrected land price and the front road price with a reference value, and determines whether or not the corrected land price is abnormal. The If it is determined that the price is abnormal, the data is flagged as abnormal and acquired as it is or removed.

  In the duplication / individual identifiability determining unit 26 functioning as the duplicate case determining unit and the individual identifiability determining unit in FIG. 1, the position coordinates and transaction timing of each transaction case information registered in the property evaluation information registration unit 21 are other than It is compared with the position coordinates and transaction time in the transaction example information.

And the position coordinates of each land in the two transaction cases to be compared are within a predetermined range,
And when the transaction time in two transaction examples corresponds, it is judged that these two transaction examples overlap.

  For example, as shown in FIG. 10, there is land in two transaction cases T1 and T2 in a circular range H1 having a radius R1, and the transaction dates of these two transaction cases T1 and T2 are the same. In this case, it is determined that these transaction cases T1 and T2 overlap.

  Moreover, even if each land in the above two transaction cases T1 and T2 exists in the range H1 of the radius R1, if the transaction dates are different, these transaction cases T1 and T2 are not duplicated. To be judged. For example, the radius R1 of the range H1 is preferably about 50 m.

  On the other hand, if there is land in the transaction example T1 inside the range H1 of the radius R1, and there is land in the transaction example T3 outside the range H1, the two transaction examples T1 and T3 have the same transaction date. Are judged not to overlap each other.

  Further, in the duplication / individual identification determination unit 26, as shown in FIG. 11, for example, two or more transactions within a circular range H2 having a radius R2 among transaction examples performed within the past year. When each land in case T4, T5 ... exists, it is judged that it is difficult to specify the individual who traded the land in these transaction cases T4, T5 ....

  As described above, if the land in two or more transaction cases T4, T5,... Exists within the range H2 by weighting the criteria for determining whether the individual can be specified, the individual who has traded the land cannot be specified. It is to be judged.

That is, if K or more real estate transaction cases are already registered in the database within a circular range H2 having a radius R2 within a predetermined period T, it is determined that the individual who has performed the real estate transaction cannot be specified. The radius R2, the period T, and the number of cases K may be stored in a memory or a hard disk as parameters that can be set in the computer.

  In the latitude / longitude coordinate correcting unit 27 functioning as the position information changing unit in FIG. 1, the position coordinates of the target place 51 are changed. If the original position coordinates of the target location are displayed as they are, it is possible to specify the individual who has made the transaction for the target location. Therefore, the position coordinates of the target location are changed, and the target location is shifted from the normal position and stored and displayed so that the individual who made the transaction cannot be specified.

  In this example, a random number R is used for changing the position coordinates. The position coordinates are changed to other positions within a predetermined distance range including the position coordinates before the change. Now, let A be the latitude of the target location and B be the longitude. The random number R is generated in the range of −1 ≦ R ≦ + 1.

In this case, the changed latitude A1 and the changed longitude B1 are obtained by the following formula, for example.
Latitude A1 = Latitude A + {(Latitude for a distance of 50 m) × R} after change of the target location
Longitude B1 after change of the target location = longitude B + {(longitude for a distance of 50 m) × R}

  According to the above formula, the latitude and longitude of the target location are changed to other positions within a square area with a side of 100 m centered on the location coordinates of the target location. “Distance 50 m” in the above formula can be changed as appropriate.

That is, in the above example, the position coordinates (latitude A, longitude B) are changed by the latitude or longitude of the distance of 50 m multiplied by the random number R. However, the position coordinates may be changed according to the area of the target place. it can. In this case, instead of “distance 50 m” in the above equation, for example, {(square root of the area of the target site) × coefficient a} can be used. The coefficient a is varied depending on the city planning area, the use area, the floor area ratio, and the like.

In this case, the changed latitude A1 and the changed longitude B1 are obtained by the following equations.
Latitude A1 = Latitude A + [{(square root of area of target area) × coefficient a} × R]
Longitude B1 after change of the target location = longitude B + [{(square root of the area of the target location) × coefficient a} × R]
Thus, by changing the position coordinates of the target area according to the area of the target area, the distance to be changed becomes larger, for example, in a farm house in the adjustment area of the county or a housing estate with a large section area. Therefore, it is difficult to specify the position of the target location. As a result, it becomes possible to make it impossible to identify the individual who has made a transaction in the target area.

In the data output unit 28 of FIG. 1, a transaction example whose position has been changed and standardized has been corrected is output. By registering the transaction case in the price information DB 31, it is possible to stably collect and use information related to the transaction case.

  Next, the transaction case information collection method by this transaction case information collection system 1 is demonstrated. FIG. 12 shows a flowchart of transaction case information collection processing.

  Here, first, the position coordinates (latitude, longitude) of the land in the target property (only land, or land and building) are input by the terminal by a case input person such as the case input center (S101).

  Next, a map within a certain range centered on this property and the front street price are displayed so as to overlap it, and the front street price is entered by clicking the front street price on the land with the mouse. (S102).

  Next, the land area and the like are input (S103). Next, individual factors of land are input (S104). Next, when there is a building on the land, an outline of this building is input (S105). Next, the transaction date and transaction price are entered into the database and registered (S106).

  Next, when this property has a building, the building price is calculated (S107). Next, the price of the land is calculated by subtracting the building price from the transaction price of the entire property (S108). Next, the item-specific disparity rate and the total disparity rate of each item in the individual factors of land are calculated (S109).

  Next, the land transaction price is standardized and corrected (S110). Next, it is determined whether or not to adopt this transaction example (S111).

  When this transaction example is adopted, next, it is possible to identify whether or not this transaction example is registered in duplicate, and whether or not the individual who performed this transaction can be easily identified. A determination is made (S112). Next, the position coordinates of the land according to this transaction example are changed (s113).

  As described above, a transaction example in which the position coordinates are changed and the price is standardized and corrected is obtained. As a result, it becomes difficult to specify this land, and it becomes difficult to specify an individual who has made a transaction.

  Next, information on the transaction example of this land is registered in the database (S114). Thereby, the information collection process regarding the transaction example of the target site is completed.

  Thus, according to the present invention, the position coordinates of the land in the transaction example are changed, and the price of the transaction example is stored and displayed as a unit price that is standardized and corrected assuming that the area is constant. It is effective in protecting personal information because it cannot identify the individual who did the transaction.

  Therefore, since a real estate agent can provide a transaction example without paying attention to protection of personal information, it becomes easy to stably collect information on the transaction example.

  Note that the physical conditions (physical conditions) include image area conditions. In addition, the disparity rate in FIG. 5 represents a numerical value of the ratio between the image area condition of the standard image area and the image area condition of the target area. For example, when the orientation of the standard image area is one way (east), and the orientation of the target place is one way (southeast), the disparity rate is set to 102.0, for example. The same applies to other image area conditions. This disparity rate may be registered in the database in advance, or may receive input from an evaluator. In addition, when the duplication / individual identifiability determining unit 26 determines that the transaction examples are duplicated, the transaction example may not be registered in the database or may be overwritten. Further, the transaction example shown in FIG. 2A is displayed on a small-scale map, thereby making it difficult to specify the position.

<< Modification 1 >>
In the above embodiment, the coordinate position of the land is changed (S113) next to the duplicate case determination and the individual identification possibility determination (S112). However, as shown in FIG. 13, the individual is specified next to step (S112). It is determined whether or not it is possible (S115), and if it is determined that the individual can be specified here, the process after step (S112) is performed after the land position coordinate change process (S116). it can. If it is determined in step (S115) that an individual cannot be specified, the transaction example is registered in the database (S117).

<< Modification 2 >>
In the above embodiment, based on the judgment result of the personal identification whether by overlap and individual specific determination section 26, processing was carried out not to register or register the transaction instance in the database, as shown in FIG. 14, the personal identification A flag indicating the determination result of availability can be registered in the specific availability / position change registration database 40 stored in the price information DB 31. The identification availability / location change registration database 40 includes a transaction information column ID column 41a, a identification availability flag column 41b, a location change flag column 41c, an X coordinate column 41d, and a Y coordinate column 41e.

  When the duplication / individual identification determination unit 26 determines that an individual can be specified from the transaction example, the duplication / individual identification determination unit 26 registers “0” in the identification flag column 41b in association with the transaction example. If it is determined that the transaction example cannot identify an individual, “1” is registered. As a result, it is possible to easily identify whether or not the individual who has made the transaction can be identified, so it becomes possible to collect transaction information and evaluate the real estate in consideration of personal protection.

  The latitude / longitude coordinate correction unit 27 registers “1” in the position change flag column 41c of the location change registration database 40 when the location of the real estate is changed, and also the X coordinate column 41d, Y coordinate. The changed X and Y coordinates are registered in the column 41e. If the position of the real estate is not changed, “0” is registered in the position change flag column 41c.

  FIG. 15 is a flowchart in the case of registering the determination result of the personal identification possibility determination with a flag. Steps (S101) to (S112) are the same as those in FIG. The duplication / individual identifiability determining unit 26 determines whether or not a transaction example is registered in duplicate, and determines whether or not the individual who has performed the transaction can be easily identified (S112). ), It is determined whether or not an individual can be specified (S115).

  If it is determined in step (S115) that an individual can be identified (YES), then the duplication / individual identification availability determination unit 26 sets a flag “0” in the identification flag column 41b of the identification availability / location change registration database 40. Is registered (S117). Next, after changing the coordinate position of the land (S119), the transaction example is registered in the database 40 (S120). If it is determined in step (S115) that the individual cannot be specified (NO), then the duplication / individual identification determination unit 26 registers the flag “1” in the identification flag column 41b of the database 40 ( Next, the processing after step (S120) is performed.

<< Modification 3 >>
The position change flag 41c may be eliminated in FIG. 14, and steps (S119) and (S121) may be eliminated in FIG. That is, the transaction example and the personal identification availability determination result may be registered in the price information DB 31. Then, when the transaction example is read from the price information DB 31, the position information may be changed if the individual identification availability determination result can identify the individual. For example, when a transaction case is read out, for example, when the transaction case is displayed or when a land evaluation is performed.

<< Modification 4 >>
FIG. 16 is a flowchart showing processing for displaying a transaction example based on the transaction example information collected in FIG. Here, first, the property address search unit 11 receives input of real estate position coordinates (latitude / longitude) (S401), and then searches for a transaction example from the price information DB 31 based on the position coordinates (S402). ).

Next, the duplication / individual identifiability determining unit 26 determines whether or not the flag “1” is registered in the identifiability / specificity flag column 41b of the position change registration database 40 (S403). If it is determined in step (S <b> 403) that the flag “1” is registered, then the duplication / individual identification availability determination unit 26 displays the transaction case information on the map / route price display unit 12. If it is determined in step (S <b> 403) that the flag “1” is not registered, this process is terminated without displaying the transaction case information. Thus, in this modification, without displaying the determination it was trading case and personally identifiable, since Show the determined transaction cases not personally identifiable, it is effective to protect personal information.

<< Modification 5 >>
In FIG. 14, when the position change flag 41c is “1” (position is changed), transaction case information is displayed in step (S404) of FIG. 16, and when the position change flag 41c is “0”, transaction case information is displayed. May not be displayed. ,

<< Second Embodiment >>
FIG. 17 shows a real estate evaluation system 100 according to the second embodiment of the present invention. In addition, the same code | symbol is attached | subjected to the part same as the transaction example information collection system 1 of 1st Embodiment, and detailed description is abbreviate | omitted.

  The real estate evaluation system 100 includes a property address search unit 11 that functions as a location information search unit that searches for location information of real estate, a map / route price display unit 12, a front route price selection unit 13, a target land area input unit, etc. 14, an individual factor input unit 15, an individual disparity rate calculation unit 16, a building outline input unit 17, and a building price calculation unit 18.

  In addition, the real estate evaluation system 100 includes a property evaluation value calculation unit 19, a calculation result display unit 20, a property evaluation information registration unit 21, a property evaluation information search unit 22, which functions as an evaluation value calculation unit that calculates the evaluation value of real estate. It has a latitude / longitude coordinate correction unit 27 that functions as position information changing means for changing the position information of real estate.

  Further, the real estate evaluation system 100 has a map information DB 29, a route price information DB 30, and a price information (notification / reference place / transaction example) DB 31 that functions as a transaction information storage means for storing transaction information relating to real estate transactions. ing.

  The real estate evaluation system 100 typically includes a database constructed on a server on a network 32 such as the Internet, a terminal that accesses the database via the network 32 and executes information processing, and a program on the terminal. Is done.

  In FIG. 17, it is assumed that the property address search unit 11 to the latitude / longitude coordinate correction unit 27 shown on the left side and the center in the drawing are on the terminal. Further, it is assumed that the map information DB 29 to the price information DB 31 shown on the right side of FIG. 17 are held in the server.

  The terminal and the server are connected via the network 32. In such a configuration, each of the server and the terminal is a computer having a CPU, a memory, a hard disk, a communication interface, and the like. Since the configuration and operation are widely known, the description thereof is omitted.

  Note that a program for executing information processing, such as a web browser browser access db program on the terminal, such as a property address search unit 11, a front line price selection unit 13, an individual disparity rate calculation unit 16, A configuration in which the building price calculation unit 18, the property evaluation amount calculation unit 19, the latitude / longitude coordinate correction unit 27, and the like are provided on the server side may be employed.

In such a system, an HTML (HyperText Markup Language) file on the server is transmitted from the server to the terminal by HTTP (HyperText Transfer Protocol), and a screen, a figure, and the like are displayed on the terminal.

  Further, the terminal accesses an application program on the server through an interface called CGI (Common Gateway Interface). In such a system, it is not necessary to install a dedicated application program on the terminal in order to execute real estate evaluation.

  Next, each of the above components will be described. From the property address search unit 11 to the building price calculation unit 18 is the same as the transaction example information collection system 1 of the first embodiment.

  However, in the transaction case information collection system 1, only the function related to transaction case information collection among the functions of each component has been described, but each of these components also has a function related to real estate evaluation. In the following description, functions related to property evaluation of each component will be described.

  In the price information DB 31, various types of information such as information including a transaction price related to a transaction example and a published price are registered.

  In the property address search unit 11, as shown in FIG. 2A, a target location 51 on which a real estate evaluation is to be performed is designated on the map 50. The user designates the target location 51 by operating a mouse or the like.

  When the target location 51 is designated, as shown in FIG. 2B, the X coordinate (longitude) 52a and the Y coordinate (latitude) 52b stored in association with the target location 51 are input to the position information database 52. To be registered. Various databases described later including the position information database 52 are stored in an appropriate storage unit such as a hard disk.

  As shown in FIG. 3, the property evaluation amount calculation unit 19 uses the route price 54 b of the selected target site or the standard price of the target site based on the published price extracted from the price information DB 31, price information such as transaction examples, and the like. The price of the target place is required.

  When displaying the transaction example, the latitude / longitude coordinate correcting unit 27 changes the position coordinates, for example, the X and Y coordinates, of the information on the searched target location 51. As a result, it becomes impossible to identify an individual who has made a real estate transaction.

In addition, since the method of calculating the price of a standard drawing place based on price information such as front line price, published price, and transaction example is widely known, for example, from the above-mentioned Patent Document 1 (Patent No. 3590052), the explanation thereof is as follows. Omitted.

  The price of the standard land obtained is multiplied by the total disparity rate 68b of the individual factors of the land calculated in FIG. 5 and the land area 56a input in FIG. The property evaluation amount that is totaled with the building evaluation amount is calculated and displayed on the calculation result display unit 20.

  The property evaluation amount input above is associated with an evaluation number that is continuously given each time an input operation is performed. Then, the property evaluation information search unit 22 is configured as property evaluation information and stored in the property evaluation information registration unit 21 so that the property evaluation information search unit 22 can search based on the evaluation number, the evaluation date, the location of the land, and the like. The

  In the property evaluation information search unit 22 of FIG. 1, as shown in FIG. 18, one or more are entered by inputting the evaluation date 65a or the evaluation number 65b on the search screen 65 and pressing the search button 65c. Individual (only one) property information 65d is retrieved and displayed.

  Next, real estate evaluation processing by the real estate evaluation system 100 will be described. FIG. 19 shows a flow of real estate evaluation processing.

  Here, first, a target property (land alone or land and building) to be evaluated by a financial institution, a real estate agent or the like is searched (S201). Here, for example, the target property can be searched from the position information of the target property.

  Next, a map within a certain range centered on the property, the line price displayed so as to be superimposed on the map, and the transaction examples registered in the database are displayed. Then, the amount of the front road price, the price of the standardized correction of the transaction example, etc. are selected by clicking on the front road price of the land or the transaction example with the mouse (S202).

  Next, items necessary for evaluation, such as the area of land, are input (S203). Next, individual factors of land are input (S204). Next, when there is a building on the land, an outline of the building is input (S205).

  Next, when this property has a building, a building price is calculated from the outline of the building input in the above step (S205) (S206). The building price can be obtained by the following equation, for example.

New building price = standard construction cost x total floor area Used building price = standard construction cost x present value rate x total floor area However, present value rate = [1- (1-residual value rate) x elapsed years / total useful life] × (1 + Observed depreciation + Other depreciation)
Replacement cost: Appropriate cost required when it is assumed that the target property will be repurchased at the time of the price. Assuming the normal case where the contractor delivers the contractor to the contractor in a state where it can be used immediately, the standard contractor pays the contractor directly to the standard construction cost that the contractor pays to the contractor. Calculated by adding incidental charges Residual value rate: Value at the end of the useful life relative to the value at the time of new construction Elapsed years: Period (years) from the time of the new construction to the time of the price
Total useful life: Number of years that the building can be physically and economically used Observed depreciation: Observe the state of the building, and if it is determined that there is a depreciation equivalent to or more than the elapsed years, enter the depreciation amount Other depreciation : Enter when there is a depreciation factor other than the observed depreciation

Next, the land evaluation value is calculated from the information input in each of the above steps (S202) to (S204) (S207) and summed with the building evaluation value to obtain the evaluation value of the target property (
S208).

  Next, the information regarding the transaction example of the land is registered in the database (S209). Thereby, the process regarding the evaluation of the target real estate is completed. In addition, the evaluation value of the target property can be obtained by various methods other than the above method.

  According to this property evaluation system 100, since the location information of the land in the accumulated transaction example is changed and displayed, and the property evaluation is performed, for example, using the transaction example collected in the past and capable of specifying an individual Even if an evaluation is performed, it is not possible to specify an individual, which is advantageous from the viewpoint of personal protection.

  Examples of transactions include sales cases, land rents, rents, yields, vacancy rates, management costs, common service costs, construction costs, opening rates with line prices, opening rates with published prices, and the like. Examples of real estate include land, buildings, detached houses, apartments, condominiums, stores, and offices.

  Moreover, the property address search part 11 may search from the name of an apartment, or the combination of an address and an apartment name as a search condition, when a target real estate is an apartment. Moreover, when displaying the target real estate on the map / route price display unit 12, only the map is displayed first, and the position of the target real estate is determined by designating with a pointing device such as a mouse, and thereafter The price information DB 31 may display the line price, publicity, reference location, transaction information, and the like. Moreover, you may display a map, a route price, an announcement place, a reference place, transaction information, etc. simultaneously. Further, the map of FIG. 2A is displayed with a reduced scale, thereby making it more difficult to specify the position.

  Moreover, when displaying transaction information, the position coordinates of the transaction information stored in the price information DB 31 may be displayed as they are, or may be shifted in advance by 50 m on the X and Y coordinates in advance. You may display what was stored in price information DB31. In addition, when the original position information is registered, the position may be shifted when displaying the transaction information.

  Further, the front line price / transaction example etc. selection unit 13 can be selected by designating the front line price displayed on the map 50, the public notice place, the reference place, the transaction example, etc. with a mouse or the like. In addition, the announcement place, the reference place, the transaction example, etc. in the price information DB 31 can be stored in advance in association with the front line price, the transaction time, the individual disparity, and the like. Further, the price of the transaction example may be standardized in advance and stored in the price information DB 31.

In addition, the target land area input unit 14 inputs the area of the target real estate in the area input field 55a on the area input screen 55 (see FIG. 4A), for example, the area factor of the land, for example, the location You can enter the address, residence display, type of real estate, rights, land, road width, nearest station, city planning, use area, building coverage ratio, floor area ratio, fire prevention area, etc. In the case of a single apartment, the name of the apartment, the distributor, the contractor, the date of sale, the date of construction, the structure of the building, the total number of houses, the number of houses for sale, the level, etc. can be entered. Such information may be input by the evaluator, or may be stored in the price information DB 31 in advance in association with the position coordinates, the apartment name, or the like. Moreover, by displaying the information that matches the target real estate on the area etc. input screen 55, it is possible to save the evaluator's input effort.

  In addition, the individual factor input unit 15 displays, on the individual factor input screen 57 (see FIG. 5 (a)), as the plotting conditions among the individual factors of the land, the roadway / direction, the scale, the shape, and the location of each place. Can be exemplified, such as the depreciation of the roadway, the narrowness of the opening of the roadway, the relationship between the opening and the depth, the height difference from the road surface, the setback, the area when including the private road, the ratio and the degree of the use hindering part. The individual factors of land may be configured by including items of street conditions, environmental conditions, traffic access conditions, administrative conditions, and other conditions in addition to the above-described image area conditions.

Specifically, different portions of the standard image area 61 and the target area 51 can be selected by inputting a component box or radio button with a mouse or the like, or can be directly input. Alternatively, an item corresponding to the target place 51 may be input without displaying the contents of the standard image place 61. As the standard image area, for example, an image area that generally has no increase or decrease such as a one-way road, an east direction, an area of about 100 to 150 m ² , a rectangle, and a contour height may be set.

    The individual disparity rate calculation unit 16 determines that the standard drawing place is one-way (east), but the target place is one-way (southeast) in the component box 57b when the target place is one-way (southeast). And “1.02” may be entered in the disparity rate column. This means that one way (southeast) is +2 points (evaluation is higher) than one way (east). Note that the value of the disparity rate may be input by the evaluator, or the disparity rate table set in advance for each region and for each item is stored in the price information DB 31 and this disparity rate table is used when performing the evaluation calculation. You may refer to it.

In addition, when the real estate to be evaluated is a condominium, instead of using a standard drawing area, for example, a standard dwelling unit is set in the south facing middle room on the 4th floor, and the individual factor disparity ratio is calculated by comparing it with the evaluation dwelling unit. it can. Items of individual factors include the floor where the target dwelling unit is located, the occupied area, the orientation of the opening, etc. In addition to this, it is also possible to add sunshine, a view, dirt on the interior, and details of the renovation.

  Similarly, when other items having different standard image areas (standard dwelling units) and target areas (target dwelling units) are input, the disparity rate for each individual factor of the target property is input (displayed) in the item-specific disparity rate column 68a. The total may be input (displayed) in the total disparity rate column 68 b and stored in the individual factor database 58. When the target property is land / building and the price of the building is to be calculated, the building overview input unit 17 is used. When the target property is land / building and the price of the building is to be calculated, the building overview input unit 17 is used. Can input the outline of the building on the building outline input screen 60.

In addition, when calculating the price of the land of the target property, the front line price of the target land selected by the front line price / transaction example etc. selection unit 13 and the announced land, reference land, transaction example, etc. around the selected target land And based on the front line price, the time of transaction, and the individual disparity, it can be obtained by the following calculation formula.
Target site evaluation value = price of standard plots x individual disparity x area of target site However, price of standard plots = price of transaction cases etc. x standardization correction x time correction x regional disparity
Standardization correction = 100 / individual differences such as transaction cases
Time correction = Land price index at the time of the price / Land price index at the time of the transaction
Regional disparity = Front price of target area / Front price of transaction example etc. As mentioned above, "Price of transaction example after standardization correction = Price of transaction example x Standardization correction" It is also possible to calculate the evaluation amount of the target site by using the following calculation formula with reference to this stored in the information DB 31.
Target site valuation amount = price of standard drawing area x individual disparity x area However, price of transaction example after standardization amendment x point correction x regional disparity

  In addition, as in Japanese Patent No. 3768515, a plurality of transaction examples are selected, and the estimated value of the price of the standard drawing area of the target area is calculated from each of them. It may be the price of a standard painting place.

  When the target real estate is a condominium, the price of the target real estate can be calculated by replacing the standard drawing area in the above formula with the standard dwelling unit and the front line price with the scoring points (apartment disparity) of each condominium. The scoring points are the sum of these scoring points for each condominium building, with a score for each of the factors related to the region, site, building, and market. It is a holding point.

  When the target real estate is a land / building and the price of the building is to be calculated, the building outline input unit 17 inputs the outline of the building on the building outline input screen 60. The price of the building can be calculated by the building price calculation unit 18 using the following calculation formula that is generally used. The target property evaluation value is the evaluation value of the target site + the target building evaluation value.

Target building valuation value = replacement cost (unit price) x present value ratio (%) x total floor area However, replacement cost: repurchasing the target property at the current price present value ratio: {100%-(100 % -Residual value rate) x elapsed years ÷ useful life}
Residual value ratio: The value of the building remaining at the end of the total useful life against the price of the new building
Together

<< Modification 1 >>
FIG. 20 is a flowchart showing a process for evaluating a real estate related to a transaction example based on the transaction example collected in FIG. Here, the property address search unit 11 first receives an input of the position coordinates (latitude / longitude) of the real estate (S501), and then searches for a transaction example from the price information DB 31 based on the position coordinates (S502). ).

  Next, the duplication / individual identifiability determining unit 26 determines whether or not the flag “1” is registered in the identifiability / determination flag column 41b of the position change registration database 40 in the searched transaction example (S503). ). If it is determined in step (S503) that the flag “1” is registered, then the property evaluation value calculation unit 19 calculates the evaluation value of the real estate in the transaction example (S504), and ends this process. To do. If it is determined in step (S503) that the flag “1” is not registered in the specific availability flag column 41b, the process ends without calculating the real estate evaluation value.

  As described above, in this modification, the evaluation value of the real estate in the transaction example determined that the individual cannot be specified is calculated, and the evaluation value of the real estate in the transaction example determined to be able to specify the individual is not calculated. It is effective for.

In FIG. 20, real estate location information is input without using a map. However, as shown in FIG. 21, real estate location information can be input using a map. In this case, first, the map / route price display unit 12 displays a map (S601). Next, the property address search unit 11 receives input of location information according to the user's designation on the map, and searches for transaction examples related to the property (S603). Next, the same processing as steps (S502) to (S504) in FIG. 17 is performed (S603) to (S605).

<< Modification 2 >>
In the above embodiment, when the transaction example 51 to be evaluated is selected, when the position coordinates in the target transaction example 51 are input, the target transaction example 51 and the surrounding transaction examples 51a, 51b, The case where all 51c... Are displayed has been described (see FIG. 2A), but the flag registered in the identification flag column 41b of the identification availability / position change registration database 40 (see FIG. 14) is “1”. "(Individuals cannot be specified) and only the transaction cases in which the position change flag registered in the position change flag column 41c is" 1 "(position has been changed) may be displayed.

  Further, when displaying a transaction example on the map 50, the duplication / individual identifiability determining unit 26 determines whether or not the transaction example can identify an individual, and displays only the transaction example that is determined not to identify the individual. May be. Further, when the flag “0” is registered in the position change flag column 41c of the transaction change identification database 40 in the transaction case, the latitude / longitude coordinate correction unit 27 displays the transaction case. The X and Y coordinates may be changed and displayed.

<< Modification 3 >>
The property evaluation value calculation unit 19 calculates the following formula based on the front road price of the target site selected by the front road price / transaction example selection unit 13, the surrounding public announcement, the reference value, the transaction time, and the individual disparity. Can be configured.
Target site valuation value = standard site price x individual gap x area However, standard site price = transaction example price x standardization correction x point correction x regional gap
Standardization correction = 100 / individual disparity in transaction cases
Time correction = price at the time of evaluation / time of transaction in the transaction example
Regional disparity = Front price of target area / Front price of transaction examples

In addition, the price of the transaction example after the standardization correction can be calculated in advance and registered in the evaluation information DB 31, and the evaluation value of the target site can be calculated by the following calculation formula.
Evaluation value of target area = price of standard plot area x area However, price of standard plot = price of transaction example after standardization correction x point correction x regional disparity

  If the target real estate is a condominium, the valuation amount can be calculated by replacing the standard drawing area with standard dwelling units and the front street price with the scoring points of each condominium. When the target real estate is a land and a building, the evaluation value is calculated by adding the evaluation value of the target site obtained by the above calculation formula and the building price obtained by the building price calculation unit 18.

The building price is calculated by the building price calculation unit 18 according to the following equation by inputting the building outline on the building outline input screen 60 of the building outline input unit 17.
Target building valuation value = replacement cost (unit price) x present value rate (%) x total floor area where present value rate = {100%-(100%-residual value rate)} x elapsed years ÷ useful life

<< Third Embodiment >>
In 1st Embodiment and 2nd Embodiment, although the case where the transaction case information collection system 1 and the real estate evaluation system 100 were constructed | assembled separately was demonstrated, as shown in FIG. 22, the transaction case information collection system 1 and the real estate evaluation system The real estate information collection evaluation system 200 can be constructed by integrating 100.

  This real estate information collection and evaluation system 200 is configured by combining all of the constituent elements of the transaction case information collection system 1 and the real estate evaluation system 100 with one another, and providing all other constituent elements. Yes.

  That is, the real estate information collection and evaluation system 200 includes a property address search unit 11 that functions as a location information search unit that searches for location information of real estate, a map / route price display that displays a map / route price, transaction example price, etc. Unit 12, front line price selection unit 13, target land area input unit 14, individual factor input unit 15 for inputting individual factors including the physical condition and burden situation of the target site, the disparity rate of the individual factors The individual disparity rate calculation unit 16 for calculating the building, the building outline input unit 17 for inputting the outline of the building when there is a building on the target ground, and the building price calculation unit 18 for calculating the price of the building.

  Further, the real estate information collection and evaluation system 200 includes a property evaluation value calculation unit 19, a calculation result display unit 20, a property evaluation information registration unit 21, and a property evaluation information search unit that function as evaluation value calculation means for calculating the evaluation value of real estate. 22. It has a latitude / longitude coordinate correction unit 27 that functions as a position information changing means for changing the position information of the real estate.

  In addition, the real estate information collection and evaluation system 200 adopts a contract information input unit 23 that functions as a transaction information input unit, a standardization correction calculation unit 24 that standardizes the price by correcting it to a certain level, and whether or not to adopt the input transaction example. The case adoption determination unit 25 for determining whether or not the input transaction examples are duplicated, and the duplicate case / individual identification availability determination unit 26 for determining whether or not the individual who has made the transaction can be specified, the location information of the real estate A latitude / longitude coordinate correction unit 27 and a data output unit 28 functioning as position information changing means for changing.

  Further, the real estate information collection and evaluation system 200 includes a map information DB (database) 29, a route price information DB 30, and a price information DB 31 that functions as transaction information storage means for storing information relating to real estate transactions. In addition, the code | symbol 32 in FIG. 22 is a network.

  The real estate information collection and evaluation system 200 can be used as a transaction case information collection system when the terminal device is normally used as a real estate evaluation system, for example, and a transaction case occurs.

  Next, a method for additionally registering a transaction price after evaluating a property by the property information collection and evaluation system 200 will be described. FIG. 23 shows a flowchart of real estate evaluation and transaction information additional registration processing.

  Here, first, the position coordinates (latitude, longitude) of the land in the target property (only land, or land and building) are input by the terminal by a real estate agent or the like (S301).

  Next, a transaction example registered in the database is displayed with a map of a certain range centered on the property and a route value displayed so as to overlap the map (S114). Then, the front line price of the land and the transaction example price are clicked with the mouse, etc., and the price of the front line price, the price of the standardized transaction example, etc. are input (S302).

  Next, the land area is input (S303). Next, individual factors of land are input (S304). Next, when there is a building on the land, an outline of the building is input (S305).

  Next, the land evaluation amount is calculated from each information input in each of the above steps (S302) to (S304), and the building evaluation amount and the total calculated from the outline of the building input in the above step (S305). Then, the evaluation value of the target property is obtained (S306). The procedure for calculating the evaluation amount is the same as in the second embodiment.

  Next, each piece of information input in the above steps (S301) to (S306) is associated, and an evaluation date and an evaluation number are attached to the information (S307). When the above information is newly input for a property (land only or land and building) already registered in the database, this information is additionally registered.

  Next, when there is a transaction for the property registered in the database, the property is searched from the database (S308). Next, the transaction date and transaction price of this time are additionally registered in the database as information relating to the property (S309).

  Next, when the property has a building, the building price is calculated (S310). Next, the building price is subtracted from the transaction price of the entire property to calculate the land price (S311). Next, the item-specific disparity rate and the total disparity rate of each item in the individual factors of land are calculated (S312).

  Next, the land transaction price is standardized and corrected (S313). Next, it is determined whether or not to adopt this transaction example (S314).

  Next, when this transaction example is adopted, it is possible to identify whether or not this transaction example is registered in duplicate, and whether or not the individual who has performed this transaction can be easily identified. A determination is made (S315).

  Next, the position coordinates of the land relating to the transaction example are changed (S316), and a transaction example in which the price is standardized is obtained (S317). As a result, it becomes difficult to specify this land, and it becomes difficult to specify an individual who has made a transaction.

  Next, information on the transaction example of this land is registered in the database (S318). As a result, the real estate evaluation and transaction information addition processing regarding the transaction example in the target area are completed.

  Thus, according to the present invention, a real estate agent or the like can easily and stably obtain information on the latest land transaction examples simply by inputting land position coordinates, individual factors, and transaction information from the terminal device. Can be collected.

  In addition, since the location coordinates of the land in the transaction example are changed and stored and displayed, the individual who performed the transaction cannot be specified, which is effective for protecting personal information.

  In the above embodiment, the present invention is applied to collecting information on transaction examples of land or detached houses, but sales cases of apartments, condominiums, stores, offices, and transaction examples of land and detached houses are sold. Applicable when collecting information on real estate such as land rent, rent, yield, vacancy rate, management fee, common service cost, construction cost, opening rate with route price, opening rate with published price, etc. .

  Similarly to the second embodiment, based on the flag registered in the specific availability flag column 41b of the specific availability / position change registration database 40 (see FIG. 14) or the flag registered in the position change flag column 41c. The transaction example may be displayed or the transaction example may be displayed after changing the position coordinates.

<Modification>
In FIG. 23, after the duplication / individual identifiability determination process (S315), the land coordinate position change process (S316) is performed. As shown in FIG. 24, after the duplication / individual identifiability determination process (S315), It is determined whether or not an individual can be specified (S319), and if it is determined in step (S319) that an individual can be specified (YES), then the position coordinates of the land according to this transaction example are changed (S320). Next, the processing after step (S315) can be performed. If it is determined in step (S319) that an individual cannot be specified, the transaction example is registered in the database (S322).

<< 4th Embodiment >>
Here, although the technique of land evaluation is shown, it is performed similarly to 1st Embodiment and 3rd Embodiment about determination of individual identification and position change. The personal identification permission determination and position change may be executed when the transaction case information is acquired and registered in the price information DB 31. However, as in the following (Example 1) to (Example 3), in the transaction case collection, the transaction case may be registered as it is in the price information DB 31, and the individual identification possibility determination and the position change may be performed at the subsequent timing.

(Example 1) The personal identification determination and the position change are executed by batch processing on the transaction case information registered for a certain period.
(Example 2) When the transaction case information once registered in the price information DB 31 is read, the personal identification determination and the position change are executed. The transaction example information is read out, for example, when displaying a transaction example or when using it for evaluation of real estate.
(Example 3) At the time of collecting transaction example information, a personal identification possibility determination is executed, and the transaction example information is stored together with the result {Modification of the first embodiment (similar to FIGS. 15 and 16)}. Then, based on the individual identification flag 41b or the position change flag 41c, it may be determined whether to use for display or not for evaluation. The procedure is the same as that of the first embodiment and each modification.

  Next, the land evaluation system of 4th Embodiment is demonstrated. In this land evaluation system, as shown in FIG. 25, first, transaction case information collection processing for collecting transaction cases is performed (S401), and then evaluation processing for evaluating land (S402) is performed.

  Since the transaction case information collection process in step (401) is the same as that in the first embodiment, description thereof is omitted. The land evaluation method proposed by the applicant (Japanese Patent No. 3590052) can be applied to the evaluation process in step (S402). The outline of the land evaluation method of Japanese Patent No. 3590052 will be described below.

<Summary of operation procedure of land evaluation method>
In FIG. 26, the functional outline | summary of the land evaluation system which concerns on this embodiment is shown. This land evaluation system performs land evaluation using a GIS (Geographic Information System) and a database including road price information created corresponding to a map displayed by the GIS. In other words, the land evaluation system determines the road price displayed on the map, the direction of the road where the road price is set (referred to as the front road relative to the evaluation target land), the direction of the target area based on that direction, The image area condition (equivalent to the evaluation attribute of the present invention) is identified from the shape, and the image area condition disparity rate of the target area (the present invention is referred to) by referring to a table including the image area disparity rate and the depreciation rate prepared in advance in the database (Equivalent to the evaluation parameter).

  In the example of FIG. 26, a target site outline input unit 501, a map / route price display unit 502, a polygon display unit 505, and a calculation result display unit 510 which are displayed on the user's terminal and constitute the user interface are shown. .

  The target site overview input unit 501 receives an overview of the target site, such as the location, lot number, and area of the land to be evaluated (hereinafter also referred to as the target site). Based on the location and lot number of the target location, the land evaluation system displays a map of a predetermined scale centered on the target location, a route price on the map, and an arrow indicating the applicable range of the route price.

  Among these, the map is displayed by GIS. In addition, the arrow line is created in advance corresponding to the section of the road where the line price is set at the same scale as the map, and is stored in the database in association with the map. In addition, the route price is stored in the database in association with each arrow line. In the map / line price display unit 502 of FIG. 24, the target land is set to a corner, and the front roads of two road prices 360D and 350D facing the target land are displayed. Here, the line price 360D indicates a price 360 (unit thousand yen) per unit area and a land lease right ratio D. The leasehold ratio is defined as A90%, B80%, C70%, D60%, E50%, F40%, and G30% in the inheritance tax line price display.

  In this land evaluation system, the user selects a route (an arrow indicating a route price) that the target site faces through an operation unit on the terminal. Here, the operation unit is a pointing device such as a mouse, a keyboard, or the like. When the arrow indicating the line price is selected, the land evaluation system displays the polygon display unit 505 on the terminal. The polygon display unit 505 displays a polygon (for example, a rectangle) having one side of the selected arrow line, that is, a straight line having substantially the same inclination as the front road of the target site.

  This polygon can be deformed by the operation unit. The user collates the shape of the target site with the polygon on the polygon display unit 505. Then, the user operates the operation unit to approximate the shape of the polygon display unit 505 to the orientation / shape of the target place. Then, when the user instructs execution of land evaluation, the land evaluation system displays the land area having the shape and direction based on the polygonal shape displayed on the polygon display unit 505 and the direction of the front road. Calculate the condition disparity rate and the valuation amount. Here, the image area condition disparity rate is a parameter indicating the conversion rate of the evaluation value of the target land based on the shape and the orientation with respect to the land having the standard shape and orientation. In FIG. 24, the image area condition disparity rate and the evaluation amount are displayed in the calculation result display unit 510. In the following embodiments, the term depreciation rate is used together with the disparity rate. Whereas the disparity rate is a parameter centered on 1 and includes an increase / decrease, the depreciation rate is a parameter that expresses a decrease amount exclusively.

  In this land evaluation system, the land conditions are set by dividing the conditions according to the number of front roads other than the front roads facing the target land and the number of side roads other than the front roads, the direction and position of the front roads and side roads, Store the rate or depreciation rate. Then, it is determined whether the target place is classified into the image area condition, and the target place is evaluated. Hereinafter, an example of such a procedure for classifying target sites will be described.

  FIG. 27 shows a display example (in the case of a one-way road) during the direction recognition processing for the front road. One-way means land and its route when the target land faces a single front road. The configuration of the screen in FIG. 27 is the same as that in FIG. 26, so the same components are denoted by the same reference numerals and description thereof is omitted. The same applies hereinafter.

For example, when the user clicks and selects an arrow line indicating a road price, the land evaluation system automatically detects the angle of the arrow of the selected road price. Then, the polygon display unit 505 is inclined so that the line segment A is equal to the angle of the arrow line, and a polygon having a standard shape with the line segment A as one side (for example, frontage: depth = 1: 1.5). 550) is displayed. The standard-shaped polygon 550 corresponds to a standard image area in the land evaluation process.

Further, the land evaluation system displays side road candidates C1, C2, and C3 adjacent to the polygon 550 corresponding to the target site. Then, the land evaluation system recognizes that the target land is a one-way when the user does not click the side road candidate C1-C3. Then, the land evaluation system refers to a table storing the drawing area conditions of one-way, and determines the drawing condition condition disparity rate for the target area.

  FIG. 28 shows an example of a table in which image area conditions for one-way are set. This table stores the image condition difference rate according to the angle condition of the line segment A (side corresponding to the front road) shown in the polygon display unit 505. In this table, each row corresponds to one angle condition, and each row has fields of a number, an angle class, a name of a tangent / direction, and a disparity rate of the tangential / direction.

  Here, the number is a number for identifying each row in this table. The angle class is information indicating an angle range for classifying the angle of the normal line of the line segment A (however, the direction is defined as a direction facing outward from the inside of the polygon). In the land evaluation system, the angle is defined clockwise from the north as the origin.

  For example, in the number 1 row, the angle class is set in the range of −22.5 degrees to 22.5 degrees. Therefore, the row of number 1 corresponds to a line segment in which a normal vector exists in an angle range of 45 degrees including substantially north. In this case, specifically, the line segment A corresponds to a boundary line with the front road located on the north side with respect to the land. The name of the tangent / azimuth is information indicating the class of the angle by name. For example, in the case of number 1, a one-way (north) is set. Further, the disparity rate of the image condition corresponding to the angle class is set in the field of disparity rate of the tangent / azimuth.

  In the land evaluation system of the present embodiment, the angle is defined clockwise from the north, and returns to the original at 360 degrees. For example, the front road passes through 45 degrees northeast, 90 degrees true east, 180 degrees true south, and 270 degrees right west. This land evaluation system refers to the table of FIG. 21 from the angle class of the polygonal line segment A (line segment corresponding to the front road) set in the polygon display unit 505, and the terrain condition disparity rate of the roadway and direction To decide.

  FIG. 29 shows a display example at the time of orientation recognition processing in the case of a corner. A corner is a land when the target area faces two intersecting front roads. For example, when the user clicks a candidate road B adjacent to the target polygon displayed on the polygon display unit 505, the candidate side road B is set as “side road”. And this land evaluation system calculates | requires the angle pinched | interposed into the line segment A and the side road candidate B corresponding to the front road where the line price was set. Then, the land evaluation system obtains a vector X that bisects the angle (however, the direction is defined as a direction from the inside of the polygon to the outside). The angle that the vector X faces with the north as the origin is called the middle angle.

  Furthermore, when the user does not click another side road candidate, the land evaluation system recognizes that the target land is a corner lot, and determines the plot condition condition disparity rate with reference to the corner lot table. For example, a corner table composed of a combination of two explanatory variables, ie, a medium angle class and a target area area class, may be prepared in advance and linked to the name of the contact road / direction and the disparity rate.

  FIG. 30 shows an example of a table in which image area conditions for corner areas are set. This table stores the image condition difference rate according to the angle condition of the medium angle X shown in the polygon display unit 505 and the area of the target area. In this table, each row corresponds to one field condition, and each row includes fields of number, middle angle angle class, area class, tangential / azimuth name, and tangential / azimuth disparity rate. Have.

Here, as described above, the intermediate angle class refers to a vector angle that bisects the angle formed by the front road and the side road that intersects the front road in the corner. The angle is defined clockwise from the north as the origin, and returns to the original at 360 degrees.

  The area class is information for classifying the area of the target area into a predetermined range. In the example of FIG. 28, an area class of 100 to 150 square meters is shown, but actually, there are a plurality of area classes. The area is input by the user in the target area overview input unit 501.

  In this way, this table classifies the image area conditions of the target area based on the angle of the medium angle in the corner area and the area class of the land, and determines the disparity rate between the contact road and the orientation. A number is automatically selected from the medium angle X, and the name of the tangent / azimuth and the disparity rate of the tangent / azimuth are determined. In addition, by using the area class as a parameter, the depreciation of the corner lot can be made smaller in the case of a large area plot, and the substance of the transaction can be reflected in the system.

  FIG. 31 shows a display example at the time of direction recognition processing in the case of a two-way road. A two-way road refers to a land between two parallel front roads and the front road. For example, the user clicks the side road candidate C parallel to the line segment A corresponding to the front road among the side road candidates adjacent to the target polygon displayed on the polygon display unit 505, and sets it as “side road”. Then, the polygon is set to a two-way path. When the user does not click other side road candidates, the land evaluation system recognizes that the target land is a two-way road, and refers to the two-way table to determine the plot condition evaluation rate. . For example, a user prepares in advance a two-way table including two explanatory variables, an angle class of a line segment A corresponding to the front road and an angle class of a line segment C parallel to the line segment A, It should be linked to the name of the roadway / direction and the disparity rate.

  In this way, this table classifies the map conditions of the target area based on the direction of the angle (medium angle direction) between the two front roads on the two-way road and the area class of the land, and the road and direction Determine the disparity rate.

  FIG. 32 shows an example of a table in which image area conditions for two-way paths are set. This table stores the area condition disparity rate according to the angle condition of the line segment A (side corresponding to the front road) and the line segment C (side road candidate) shown in the polygon display unit 505 and the area of the target area. is doing. In this table, each row corresponds to one field condition, and each row has a number, an A angle class, a C angle class, an area class, a tangential / azimuth name, and a tangential / azimuth disparity. With each field of rate.

  Here, the angle class of A is the clockwise direction with the origin at the north of the normal vector of the line segment A corresponding to the front road (however, the direction is defined as the direction from the inside of the polygon to the outside). The positive angle.

  The angle class of C is the origin of the north of the normal vector of the line segment C corresponding to the side road facing the front road (however, the direction is defined as the direction from the inside of the polygon to the outside). An angle with the clockwise direction being positive.

  The area class is information for classifying the area of the target area into a predetermined range. The row number of the table is selected from the angle of A and the angle of C, and the name of the tangent / direction and the disparity rate of the tangent / direction are determined. In addition, by using the area class as a parameter, in the case of a large area, the depreciation by the two-way path can be set to be small, and the transaction substance can be reflected in the system.

<Polygon shape deformation and frontage / depth / shape recognition>
The land evaluation system provides a function of deforming a polygon corresponding to the target site displayed on the polygon display unit 505. A user can use a pointing device such as a mouse to change the angles and dimensions of the sides forming the polygon.

  FIG. 33 shows an operation example for changing the shape of the polygon. Hereinafter, the operation illustrated in FIG. 33 is referred to as a shape change in the operation mode 1. In this operation mode 1, fulcrums indicated by circles are set on the line segments corresponding to the side road candidates and the front road adjacent to the target site. The user can rotate the line segment around the fulcrum (for example, drag the end point of the line segment around the fulcrum). The user can move the line segment by dragging the fulcrum. Thus, the user can change the shape of the polygon corresponding to the target site by rotating (angle changing) the line segment AD around the fulcrum and moving the line segment AD. The graphic drawing program of the land evaluation system may rotate or move the line segment according to the user's operation.

  FIG. 34 shows another example of operation for changing the shape of a polygon. Hereinafter, the operation illustrated in FIG. 34 is referred to as a shape change in the operation mode 2. In operation mode 2, the fulcrum is arranged at the vertex of the polygon. The user can change the shape by using a pointing device and dragging the fulcrum of the vertex of the polygon. The graphic drawing program of the land evaluation system may move the vertex of the polygon to the position where the fulcrum is dragged and set the outline.

  FIG. 35 shows an operation example in which the width and depth of a polygon sandwiched between side road candidates with respect to a fulcrum are changed. When the line segment A corresponding to the front road adjacent to the polygon (corresponding to the target area) displayed on the polygon display unit 505 and the line segment C of the side road candidate not adjacent to the line segment A are dragged up and down in the drawing, the target The depth of the ground can be changed. Further, when the line segments B and D adjacent to the line segment A are dragged to the left and right in the drawing, the width of the corresponding polygon can be changed to the target site. This land evaluation system measures the frontage: depth ratio of the shape determined by such operations and calculates the score.

  FIG. 36 shows an example of a table in which the shape depreciation rate and the frontage / depth depreciation rate are set. The land evaluation system determines a depreciation rate with reference to the table of FIG. 36 for the shape determined according to the operations shown in FIGS. Both the depreciation rate and the disparity rate are parameters for calculating the price of the image area with respect to the image of the standard shape. However, while the depreciation rate indicates the price reduction rate (for example, a depreciation rate of 0.1 means that the price is reduced by 10%), the disparity rate is the price conversion rate (for example, disparity). A rate of 0.9 means that the price is reduced by 10%).

  In this table, each row corresponds to one shape condition. Each row of this table has a shape number, an angle class of each line segment, a frontage / depth class, an area class, a shape depreciation rate, and a frontage depth depreciation rate.

  Here, the shape number is a number for identifying each row in this table. Since each row corresponds to a specific shape condition, this number is called a shape number. In addition, regarding the angle class of each line segment, in the present embodiment, each line segment A-D has respective angles. The definition of the angle is the same as that described with reference to FIG. The present embodiment will be described assuming a quadrangle having four line segments A-D, but the same applies to a triangle or pentagon or more.

In the frontage / depth ratio class, the length of the line segment A between the line segment B and the line segment C is the frontage line BD, and the depth from the midpoint of the line segment A to the midpoint of the line segment C is the depth AC. , BD: Information for classification according to the ratio of AC. As described above, the land evaluation system identifies the shape of the land by the angle of the line segment AD and the frontage / depth ratio. Furthermore, the area class is information for classifying land according to area. By using an area class as a shape classification condition, in the case of an area with a large area, it is possible to set the depreciation by the frontage / depth ratio, or the shape depreciation to a smaller value, and reflect the actual substance of the transaction in the system. .

This land evaluation system prepares in advance a table consisting of combinations of six explanatory variables: angle class of line segments A, B, C, and D, ratio class of [distance AC]: [distance BD], and area class. It is linked to the depreciation rate of the shape and the frontage: depth ratio. Then, as shown in FIG. 31 to FIG. 33, by rotating the front road and side road candidate line segments (A-D, etc.) around the fulcrum or dragging the fulcrum, Confirm the combination. And this land evaluation system selects the shape number by which the shape of the combination is classified, and determines the shape depreciation rate and the depreciation rate of frontage: depth ratio.

  FIG. 37 shows an example of an operation for L-shaped irregular land. The L-shaped irregular land is a land where the main part of the land is connected to the front road through a passage, so-called flag-land. In this land evaluation system, the user inputs whether the land is an L-shaped irregular land. For the L-shaped irregular land, the condition judgment and the depreciation rate are set differently from the above-described procedure for calculating the drawing area condition disparity rate.

  In the land evaluation system, when an L-shaped irregular land is drawn on the polygon display unit 505, the land is displayed by the effective housing land (main body portion) 600 and the passage portion 601. The user can change the shape and area of the effective residential land 600 and the width and length of the passage portion 601 by using a pointing device.

  FIG. 38 shows an example of a table that stores the L-shaped irregularity of image area condition disparity rates. This table stores the depreciation rate for the L-shaped irregularly shaped image area by dividing the passage portion and the effective residential land (also referred to as the net residential land portion). This table has a depreciation rate of the passage portion and the effective residential land with respect to the combination of the length and width of the passage portion. For example, in FIG. 37, it is assumed that the length of the passage portion is in the range of 10 meters to 12 meters, and the width of the passage portion is in the range of 2.5 meters to 3 meters. Then, from FIG. 38 (refer to the underlined and circled portions), the depreciation rate of the passage portion is calculated to be 40% and the depreciation rate of the effective residential land is calculated to be 15%. Then, the depreciation rate of the entire L-shaped image area is calculated by Expression 1 obtained by weighted averaging the areas of the passage portion and the effective residential land.

{30m ² × 0.6 (▲ 40%) + 170m ² × 0.85 (▲ 15%)} / 30m ² +
170 m ² } ≈0.81 (▲ 19%)

  FIG. 40 shows a block diagram of the image condition calculation program. This block diagram is obtained by reconfiguring the schematic configuration diagram of the image condition calculation program shown in FIG. 39 in the order of execution of processing. FIG. 40 shows an example of a system in which various databases are stored in a server on a network and a program for executing land evaluation is installed in a terminal (also referred to as a client) on the user side. As described above, the same function can be realized by holding such a program on the server side, mounting a browser on the user terminal, and displaying the execution result of the server side program on the browser. .

In a typical process of the land evaluation system as shown in FIG. 40, first, the outline of the target area (address, lot number, area, etc.) is input from the target area outline input unit 501 by the user. Then, the map information centering on the target area and the route price information corresponding to the map information are downloaded from the map information database 511 and the route price information database 512 on the network to the user's terminal, and the map / route price etc. are displayed. Displayed on the part 502. The user selects an arrow line indicating the route price displayed on the map / route price etc. display unit 502.

  Then, the front line price value selection unit 503 detects the selection operation, and notifies the polygon control unit 504 of the angle of the arrow line. Upon receiving the notification, the polygon control unit 504 displays on the polygon display unit 505 a polygon having a line segment inclined at the same angle as the arrow line on one side. The user deforms the polygon displayed on the polygon display unit 505 with a pointing device and sets it to the shape and direction of the target place (however, the initial value of the direction is set by the angle of the arrow of the route price).

  The image area condition determination unit 506 extracts the image area condition from the polygon set in the shape and orientation of the target area. Based on the extracted image condition, the image condition difference rate table storage unit 513 of the server on the network is searched. Then, parameters such as the disparity rate are referred to and stored in the image area condition disparity rate storage unit 507.

  The standard land price calculator 509 refers to the publicly announced land / reference land / trading example database 514 on the network, and calculates the price of the standard land obtained by converting the land shape and orientation of the trading case into the standard land. calculate. Further, the standard image area price calculation unit 509 calculates the price of the standard image area in the vicinity of the target area from the trading example converted into such a standard image area. Then, the land price is calculated from the image area condition disparity rate of the target area and the price of the standard image area in the vicinity thereof, and displayed on the calculation result display unit 510. In addition, the price of a standard painting place is calculated | required with the following formulas, for example.

Standard location price = Transaction case price × Standardization correction rate × Time point correction rate × Regional disparity rate Standardization correction rate = 100 × Individual disparity rate of transaction cases Regional disparity rate = Front price of target area / Front of transaction examples Route price

  Here, the price of the sale example is the actual value of the price for the land that was actually sold or traded. In addition, the individual disparity rate of trading examples is the disparity rate with respect to the standard land of the land. The point correction rate is the ratio of the price fluctuation rate between the point in time of the sales example and the current point in time. The regional disparity rate is the ratio of the line price based on the region between the point of sale and the target site. In addition, the trading example (transaction example) registered in the public announcement place / reference place / buying example database 514 can be collected by the transaction example information collecting system 1 of the first embodiment. Thereby, evaluation of land can be performed without specifying an individual.

<Processing flow>
FIG. 41 shows a flowchart of the route fare selection function. In this process, the land evaluation system waits for the user to select an address of the target site (S501). When the user selects an address, the land evaluation system reads map information from the map database according to the selected address (S502). Then, the land evaluation system displays a map on the screen.

  Next, the land evaluation system waits for the user to specify the target site (S503). The target location is specified by clicking a position on the map with a pointing device. When the user designates the target site, the land evaluation system displays a map centering on the target site. Further, the land evaluation system reads the road fare information from the road fare information database 512 and displays it superimposed on the map information (S504). Then, the land evaluation system waits for the user to select the road price (arrow line) of the front road on the map (S505). When the arrow line is selected, the land evaluation system acquires the line price and the angle of the arrow line.

FIG. 42 shows a flowchart of the polygon display and image area condition calculation function. In this process, the land evaluation system displays the standard image polygons and side road candidates aligned with the front road of the target land at the same angle as the selected route price (S511). The land evaluation system then waits for the user to select a side road candidate. Then, the land evaluation system determines the number of side road candidates selected and the positional relationship.

  When the user selects a side road candidate located on the front road (YES in S512), the land evaluation system recognizes that the road is a two-way road (S513). Then, the land evaluation system advances control to the polygon correction / shape determination processing in S22.

  When the user selects one side road candidate adjacent to the front road (YES in S514), the land evaluation system recognizes that it is a corner lot (S515). Then, the land evaluation system advances control to the polygon correction / shape determination processing in S22.

  When the user selects two side road candidates (YES in S516), the land evaluation system recognizes that the road is a three-way road (S517). Then, the land evaluation system advances control to the polygon correction / shape determination processing in S522.

  When the user selects all the side road candidates (YES in S518), the land evaluation system recognizes that the road is a four-way road (S519). Then, the land evaluation system advances control to the polygon correction / shape determination processing in S22.

  If none of the above determinations of S512, S514, S516, and S518 is applicable, the land evaluation system recognizes that the road is one-way (S520). Then, the land evaluation system prompts the user to input whether or not the target land is L-shaped irregularly. If the target site is not L-shaped, the land evaluation system advances control to the polygon correction / shape determination process in S522. On the other hand, when the target site is L-shaped irregular, the land evaluation system advances control to the one-way / L-shaped irregular processing of S523. Note that the one-way / L-shaped irregular processing is processing for displaying the screen shown in FIG. 40 and determining the image condition according to the user operation.

  FIG. 43 shows a detailed flowchart of the polygon correction / shape determination process (S522 in FIG. 42). In this process, first, the polygon of the standard image area and the selected side road aligned with the front road of the target area at the same angle as the arrow of the selected route price are displayed on the polygon display unit 505. (S621).

  Then, the land evaluation system waits for the user to correct the polygon corresponding to the standard image area (S622). When the user completes the correction of the polygon corresponding to the standard image area, the land evaluation system stores the image area condition disparity rate table storage unit 513 on the network based on the angle parameter, frontage: depth parameter, and area parameter. Search is performed and the image area condition disparity rate is referred to (S623). The land evaluation system stores the roadway / direction disparity rate, the shape depreciation rate, and the frontage: depth ratio depreciation rate in the image area condition disparity rate storage unit (S624). Then, the land evaluation system integrates the above disparity rate and depreciation rate, and calculates the image area condition disparity rate (S625). For example, it is only necessary to multiply the disparity rate of the roadway / direction and the shape depreciation rate. Moreover, what is necessary is just to multiply the disparity rate of a roadway / direction and a frontage: depth ratio depreciation rate. When the target site is approximately rectangular, the frontage: depth ratio depreciation rate is used, and when the target site is other than rectangular, the shape depreciation rate may be used.

  FIG. 44 shows a land price calculation flowchart. In this process, the land evaluation system extracts case data from the publicly announced land / reference value / buying case database 514, and derives the price of the standard drawing area of the target land (S631). In this process, an interpolation calculation may be performed based on the price of a standard place obtained from a sales example.

Next, the land evaluation system obtains the land unit price of the target site by multiplying the price of the standard site of the target site by the rate of difference in the site condition (S632). Then, the land evaluation system multiplies the area of the target site input by the target site overview input unit 501 to obtain the total land size of the target site (S633).

  As described above, according to the land evaluation system, one side is placed in the direction substantially the same as the direction of the front road that defines the route value by selecting the route value displayed superimposed on the map. The polygon that has it is displayed. Then, a polygon is deformed by a user's operation on the graphical user interface, and a polygon having a shape approximate to the shape of the target place, the side road position and the direction, and the side road position and the direction is configured. Then, the image area conditions based on the polygon shape, side road position, and orientation are extracted, and a table storing the image area condition disparity rates is searched. Then, the actual standard price for the land having the standard shape, the side road position, and the direction calculated based on the data of the announced land / reference land / trading example database 514 is calculated. The land price is calculated from the disparity rate.

<< 5th Embodiment >>
In the fourth embodiment, the case where Japanese Patent No. 3590052 is applied to real estate evaluation has been described. However, Japanese Patent No. 3768515 can also be applied to real estate evaluation. The outline of Japanese Patent No. 3768515 will be described below. It should be noted that the personal identification determination and position change are executed in the same manner as in the first to third embodiments.

<Functional overview of real estate evaluation system>
47 to 73 show the functional outline of the real estate evaluation system of Japanese Patent No. 3768515. This real estate evaluation system executes real estate evaluation using a database including information on real estate and road price information.

  As shown in FIG. 47, in the real estate evaluation system, a real estate information designation screen 611 for designating information related to real estate at the appraisal point is displayed by application software such as a web browser 610 that is generally used.

  The real estate information designation screen 611 includes a prefecture selection button 612 to which the real estate is located, a municipality name designation field 613, a real estate name designation field (a condominium name designation field in FIG. 45) 614, a municipality name search button 615, A collective code designation button 616 for designating a code number (recognition number) for an apartment, a search start button 619, and the like are provided. The above code number will be described later.

  In addition, on the upper side of the real estate information designation screen 611, a person in charge name entry column 617 for entering a person in charge such as a real estate agent, a registration change button 618 for registering and changing the person in charge are provided.

  FIG. 47 shows a real estate information designation screen for searching for a condominium as real estate. This real estate evaluation system includes not only condominiums but also various real estate information such as land, buildings, and rents. A designated real estate information designation screen (not shown) is provided.

  And according to the kind of each real estate, an appropriate name is attached | subjected to each said entry column, a push button, etc.

  Enter a part or all of the municipality name and part or all of the apartment (real estate) name in the municipality name designation field 613 and the real estate name designation field 614 on the real estate information designation screen 611, respectively, and a search start button When the user presses 619, a search result screen 621 is displayed at the bottom of the real estate information designation screen 611 as shown in FIG.

  On the search result screen 621, information on real estate that matches the conditions specified on the real estate information specifying screen 611 is displayed in, for example, a scroll format. Then, the user designates the real estate to be verified from among the displayed real estates by operating the mouse or the keyboard, for example.

  In addition, regarding the real estate at all appraisal points that can be specified on the various real estate information designation screens, the estimated price X obtained by adding a predetermined correction to the price of each real estate and the standard ratio k described below are calculated in advance. ing.

  Here, the trial price X and the standard ratio k are calculated by the following equations. In addition, although the case where land is evaluated is described here, the same applies to real estate other than land, for example, condominiums. Further, in the case of a building having multiple levels such as a condominium, the trial price X and the reference ratio k are calculated for the real estate in each level.

Estimated price X = Real estate price after standardization adjustment x Time correction x Regional disparity Standard ratio k = Estimated price ÷ Public announcement (base) price

  In other words, the estimated price X is a price as a standard place of the appraisal point as seen from the real estate, and the reference ratio k is a ratio of the estimated price X and the price of the announcement place (reference place).

  In this real estate evaluation system, the price of the real estate at the appraisal point is automatically selected according to the following procedures 1 to 3.

Procedure 1: Obtain a typical price group.
(1) Take out m real estates from n real estates by combination. For example, when three real estates are extracted from 30 real estates, there are _n C ₃ = 4060 combinations (see FIG. 49).

  (2) The typical price of the estimated prices X1, X2, and X3 of the m real estates extracted above, in this example, 3 real estates is obtained (see FIG. 50).

  Examples of the typical price include an average price, a weighted average price obtained by adding a predetermined weight (for example, the area of the target property) for each transaction, a median price, a price with the largest number of samples, and the like.

(3) Of the ₃ C _n typical value prices, the maximum opening rate {(Xmax / Xmin) − from the maximum value and the minimum value in the three estimated prices X1, X2, and X3 for which each typical value price was calculated. 1} × 100% is obtained, and only the typical price at which the maximum opening ratio is a certain value or less is selected. These typical value prices are set as a typical value price group (see FIG. 51).

  In this example, the maximum opening ratio is set to an initial value of 15%, and this is set in the following various parameter tables for each district.

  FIG. 52 shows an automatic selection parameter setting screen 620. In this automatic selection parameter setting screen 620, the maximum opening ratio of the estimated prices X1, X2, and X3, the price levels A, B, and C (A “higher”, B “medium”, and C “lower” are used as parameters. )), Deviation of price level A “higher” and C “lower” limit of standard ratio k, price level A “higher” and C “lower” absolute limit of standard ratio k, distribution of cases, typical Value price distribution etc. are displayed. The price level will be described later.

  This automatic selection parameter setting screen 620 is set for each region and is displayed in correspondence with the location information of the real estate at the appraisal target point. The restriction of the standard ratio k is to exclude the typical price price that is too high and the typical price price that is too low in the typical price group. Finally, the typical price is the standard price as seen from the announcement place (reference place). This setting is made so as not to deviate too much.

  Step 2: From the typical value price group obtained above, a predetermined number according to the selection conditions for the price level A “higher” B “medium” C “lower” specified by the user, as described below. In this example, the typical price of the prices in the three real estates is automatically selected. The price level is not limited to the above three types, and may be two types or four or more types.

(1) When price level B “middle” is specified.
FIG. 53 shows a screen display 660A when B “medium” is designated. The screen display 660A can be displayed as a part of the real estate information designation screen 611, but can also be displayed as a completely different screen. In this screen display 660A, it is possible to identify B “medium” by the distribution graph display unit 637 and the price level designation unit 738.

  That is, in the distribution graph display unit 637, the horizontal axis indicates the price deviation value, and the vertical axis indicates the frequency. In the case of B “medium”, the portion with a deviation value of 50% is displayed in a dark color.

  The price level designation portion 738 displays the letters A, B, and C and the corresponding push buttons, and points to the push buttons corresponding to the designated price levels A, B, and C.

When B “Intermediate” is designated, the average value of the typical value price group is obtained, and the typical value price closest to the average value (deviation value 50) is selected.

In this case, the one satisfying the following selection condition is selected.
Selection condition: Standard price k standard ratio k falls within a certain range.

  In this example, a range of, for example, an initial value of 90% to 130% is set as a certain range of the reference ratio k, and this is set on various parameter screens (see FIG. 52) for each district.

(2) When price level A “higher” is designated.
FIG. 54 shows a screen display 660B when A “higher” is designated. In this case, the highest typical price is selected from those satisfying all of the following three selection conditions 1, 2, and 3.

  Further, standard ratios k1, k2,... And deviation values dv1, dv2,... Are obtained in advance for each typical value price in the typical value price group (see FIG. 55).

Selection condition 1 ... the standard ratio k of the typical price is less than a certain value.
In this example, as a constant numerical value of the reference ratio k, for example, an initial value of 130% is set, and this is set on various parameter screens for each district (see FIG. 50).

  Selection condition 2... Standard ratio k of the typical price is larger than the standard ratio k of the typical price selected in B “Intermediate” and is equal to or smaller than the standard ratio k plus a certain numerical value.

  In this example, an initial value of 10% is set as a constant value to be added to the reference ratio k, and this is set on various parameter screens for each district.

Selection condition 3... Where the deviation value dv is less than or equal to a certain value.
In this example, an initial value 60 is set as a constant numerical value of the deviation value dv, and this is set on various parameter screens for each district.

(3) Price level C “Low” is designated.
FIG. 56 shows a screen display 660 </ b> C when C “lower” is designated. In this case, the lowest typical value price is selected from the typical value prices that satisfy all of the following three selection conditions 1, 2, and 3.

Selection condition 1 ... the standard ratio k of the typical price is greater than a certain value.
In this example, an initial value of 90% is set as a constant numerical value of the reference ratio k, and this is set on various parameter screens for each district.

  Selection condition 2... Where the standard price price standard ratio k is smaller than the standard price price standard ratio k selected in B “Intermediate” and is greater than or equal to a value obtained by subtracting a certain number from the standard ratio k .

  In this example, an initial value of 10% is set as a constant value that is subtracted from the reference ratio k, and this is set on various parameter screens for each district.

Selection condition 3 ... Deviation value dv is a certain numerical value or more.
In this example, an initial value 40 is set as a constant numerical value of the deviation value dv, and this is set on various parameter screens for each district.

  A setting example of the deviation value dv at the price levels A, B, and C will be described later (see FIGS. 58 to 73).

<Overview of configuration of real estate evaluation system>
As shown in FIG. 57, the real estate evaluation system 701 includes a real estate search unit 731, a route price display unit 732, a front street price value selection unit 733, a target site summary input unit 734, a sale example display unit 735, a typical value, and the like. Price calculation section 736, distribution graph display section 737, price level designation section 738, typical price selection section 739, evaluation price calculation section 740, evaluation price display section 741, route price information DB (database) 743, announcement place / reference place -It has sale example DB744, various parameter table memory | storage part 745, target point real estate information designation | designated part 746, filter part 747, and typical price group DB748.

  The real estate evaluation system 1 typically includes a database constructed on a server on a network such as the Internet, a terminal that accesses the database via the network and executes information processing, and a program on the terminal. The

  In FIG. 57, it is assumed that the real estate search unit 731 to the evaluation amount display unit 741, the target point real estate information designation unit 746, and the filter unit 747 shown on the left side in the drawing are on the terminal. Also, it is assumed that the route price information DB 743 to the typical price group DB 748 shown on the right side of FIG. 57 are held in the server.

  And a terminal and a server are connected via a network. In such a configuration, each of the server and the terminal is a computer having a CPU, a memory, a hard disk, a communication interface, and the like. Since the configuration and operation are widely known, the description thereof is omitted.

  Note that a program for accessing a server called a web browser is installed on the terminal and executes information processing, for example, a real estate search unit 731, a front line price selection unit 733, a typical value price calculation unit 736, a typical value A configuration in which the price selection unit 739, the evaluation amount calculation unit 740, and the like are provided on the server side can also be adopted.

In such a system, an HTML (HyperText Markup Language) file on the server is transmitted from the server to the terminal by HTTP (HyperText Transfer Protocol), and a screen, a figure, and the like are displayed on the terminal.

  Further, the terminal accesses an application program on the server through an interface called CGI (Common Gateway Interface). In such a system, it is not necessary to install a dedicated application program on the terminal in order to execute real estate evaluation.

  Next, each part of FIG. 57 will be described in detail. The real estate search unit 731 searches for real estate at the appraisal target point, and has means for narrowing down the real estate at the appraisal target point according to the appraisal target condition specified by the target point real estate information specifying unit 746.

  In the route price display section 732, as shown in FIG. 58, items 761a related to the selected land, building, etc., presence / absence 761b of other accompanying land, items 761c related to the land, etc., route price 761d, etc. are displayed. .

  Examples of the matter 761a related to the real estate at the target point include a lot number, an area, a distance from a station, a use area, a building coverage ratio, and a floor area ratio.

  In the target spot real estate information designation unit 746, when the user designates information on the real estate at the appraisal target spot on the real estate information designation screen 611 (see FIG. 48), the real estate at the appraisal target spot is recognized and stored.

  As shown in FIG. 59, the front line price etc. selection part 633 displays on the screen 633 the address 662a and the road price 662b of the real estate at the appraisal target point. On this screen, when the user designates the road price 662b by operating the mouse or keyboard, the operation is detected, and the designated road price 662b is set to the selected state.

  In the target site outline input unit 634, information input when the user inputs into the blanks for input for each item displayed on the screen 732 (see FIG. 58) is stored.

  In the trading example display section 735, as shown in FIG. 60, information such as trading examples is displayed on a screen 635.

  Examples of information on the above trading examples include real estate, sales examples, comparable prices, reference prices, public announcements, reference places, evaluation precedents, and the like. Also. The transaction value display unit 636 also displays the typical value price calculation unit 636.

  That is, the typical value price calculation unit 636 calculates each estimated price X of the real estate / sale case and displays the value on the screen 635 in FIG. In this example, it is classified into real estate, sale examples, public announcements / reference sites, and evaluation examples, the screen is switched for each type, and the estimated price X of each target point in that type is arranged in descending or ascending order Is displayed.

In addition, the price of real estate in the sale example can be handled in the same way as the price of real estate by correcting with the correction factor (average difference between the sale price and the price).

  In the distribution graph display unit 37, as shown in FIGS. 53, 54, and 56, the distribution state of the trial price X is displayed by a bar graph or the like. In this example, the vertical axis of the bar graph is the number of samples (percentage), and the horizontal axis is the estimated price X of the real estate displayed on the above-mentioned sales example etc. display section 635.

  In the above distribution graph display section 637, the horizontal axis indicates the standard ratio k (the ratio when the estimated price X from the selected public announcement etc. is 100) or the front road price ratio (the real estate It is also possible that the front line price ÷ 0.8 × time correction, calculated and stored in advance). The sales example is the price of a standard painting place.

  In the price level designation section 738, a switching field 638 for switching the price levels A, B, and C of the typical price is displayed on the right side of the distribution graph display section 637 (see FIGS. 53, 54, and 56). Level A is a higher price in the proper range, level B is the middle price in the proper range, and level C is a lower price in the proper range.

  In the typical value price selection unit 639, several examples are selected according to the level A, B, or C designated by the user's operation in the typical value price calculation unit 636 displayed on the screen 635 of FIG. It is distinguished from the case. In addition, the user can arbitrarily select the sales example.

  In addition, here, the display conditions of the sales example displayed on the screen 635 can be changed. When the display condition is changed, for example, as shown in FIG. 61, a relatively small change screen 652 is displayed on a sales example etc. display unit 635 or displayed at an arbitrary position.

  FIG. 61 shows a change screen 652 for changing the width of the road. The display conditions that can be changed include transaction date, case classification (separate transaction / sale), city planning, use area There are a building coverage ratio / a floor area ratio, a distance from the station, and the like. When these conditions are changed, a change screen similar to the change screen 652 is displayed.

  In the evaluation amount calculation unit 640, the typical value prices of the estimated real estate prices X1, X2,... At one or a plurality of target points selected by the typical value price selection unit 639 are calculated.

  The filter unit 647 excludes some typical value prices from the typical value price group calculated above based on a predetermined exclusion criterion.

  In the evaluation amount display portion 641, items such as a comparative price, a reference price, and a standard price and a column indicating the price in numerical values are displayed in the center of the screen of FIG. In the column indicating the price as a numerical value, the typical price calculated by the evaluation amount calculation unit 640 is displayed.

  The route price information DB 643 stores route price information for each real estate. As shown in FIG. 62, real estate attribute information is stored in the public announcement place / reference place / sales example DB 644. This attribute information includes XY coordinates of the target point, case classification, transaction date, city planning classification, use area, building coverage ratio, floor area ratio, width, distance from the station, route price, land price after standardization correction, front line There is an opening rate with the price.

  In this example, among these attribute information, the case category, transaction date, city planning category, use area, building coverage ratio, floor area ratio, width, distance from the station, which are the display conditions, are the above typical value price selection unit It is changed according to the operation of 639.

  The various parameter table storage unit 645 stores various parameters necessary for case selection. These various parameters are selected according to the user's operation, and the maximum opening ratio, the deviation value corresponding to the price levels A, B, and C on the automatic selection parameter setting screen 620 shown in FIG. A numerical value is displayed in each numerical value display column of the absolute limit of the reference ratio k.

  In the target spot real estate information specifying unit 646, when the real estate information at the appraisal target spot is input on the real estate information specifying screen 611, the real estate corresponding to the specified information is recognized. The typical price group DB 648 records the typical price group calculated above.

<Evaluation method for real estate>
Next, a real estate evaluation method using the real estate evaluation system 701 will be described. Here, as shown in FIG. 63, designation of information relating to real estate is first received on the real estate information designation screen 611 (FIG. 47) (S601).

  Next, based on the designation of the appraisal target condition, the real estate search unit 731 (see FIG. 57) searches for the address of the appraisal target point (S602). If an address is specified by the above specification, step S602 is omitted.

  Next, the route price is displayed on the route price display section 632 (S603). Next, the front route price etc. selecting unit 633 selects the front route price based on the operation of the mouse or the like by the user (S604).

  Next, the outline of the real estate at the target point is inputted by the target place outline input unit 734 (see FIG. 57) (S605). Next, real estate that falls within a predetermined range (am × bm) centered on the target place is searched and displayed in the sales case display section 735 (see FIG. 57) (S606).

  Next, the trial price X of the real estate at the target point viewed from the individual real estate etc. is calculated in the trading example etc. display section 735, and this trial price X is displayed on the trading example etc. display section 735 in descending or ascending order. (S607).

  The estimated price X is preferably corrected by one or both of the time point and the regional disparity.

  The distribution graph display unit 737 displays a distribution graph in which the trial price X calculated in step (S607) is on the horizontal axis and the frequency is on the vertical axis. It should be noted that the horizontal axis of the distribution graph can be the standard ratio k or the front road price ratio instead of the estimated price X.

  Next, the price level designation unit 738 designates one of price levels A, B, and C by the user's operation (S608). Details of this step (S608) and the next step (S609) will be described later with reference to FIG.

  Subsequent to step (S608), the typical price price selection unit 739 selects an arbitrary number (appropriate number) of typical price prices (S609). Thereafter, the trial calculation price X in the selected predetermined number of typical value prices is averaged, and the evaluation price calculation unit 640 determines the comparison price. Further, here, in principle, the above-mentioned comparative price is used as the standard price, and the evaluation price is calculated by multiplying this by the individual price difference rate, area, etc. (S610).

  In the above steps (S608) and (S609), as shown in FIG. 64, when the user presses one of the buttons A, B, and C in the price level designation unit 738, the price levels A, B, One of C is selected (S691).

  Next, all combinations of appropriate numerical values (for example, 3) are selected from the cases where the trial price X is calculated by the typical price calculation unit 736 while being displayed on the trading example display unit 735 ( S692).

  Next, the parameter corresponding to the area where the real estate exists at the target point is acquired from the various parameter table storage unit 745 (S693). Examples of this parameter include the opening rate of the estimated price (see FIG. 51), the deviation value of the typical price, and the limit of the reference ratio k.

  Next, among all the selected combinations, only combinations satisfying the condition that “the maximum opening ratio of the appropriate number (for example, three) of the estimated prices X1, X2, and X3 is within a certain range” are satisfied. Selected (S694).

  Next, with respect to the combinations that satisfy the condition of step (S694), the typical value prices of the estimated values X1, X2, and X3 of appropriate numerical values (for example, 3) are calculated (S695).

  Subsequently, a deviation value is obtained for each typical price from the distribution of the typical price calculated in step (S694) (S696).

  Next, the typical price of the deviation value closest to the deviation values corresponding to the price levels A, B, and C designated by the price level designation unit 738 is selected (S697).

  Next, an appropriate number (for example, three) of real estate used when calculating the typical value price selected in step (S697) is displayed on the buying and selling case display section 735 (S698).

  Subsequently, the price level A, B, or C corresponding to the typical price selected in the step (S697) is displayed superimposed on the distribution graph display section 737 of the trading example display section 735 (S699).

  Next, it is determined whether or not the real estate display conditions are to be changed. When the real estate display conditions are to be changed, the processing after the above step (S607) (see FIG. 63) is performed. When not changing, the process after said step (S610) is performed (S700).

<Response to time-series data>
The above embodiment is an example of cross-section data. However, the price of time series data such as apartments is the price of a specified hierarchy / orientation at a certain price point, or a predetermined reference hierarchy / azimuth. A special effect can be produced by correcting the price, correcting the price, and applying the calculation procedure (see FIG. 64) of the typical value price selection unit to the price distribution.

  Cross-section data indicates cross-sectional data at a certain point, while time-series data indicates data along the time axis. Since land is highly individual, it can be said that the land data is cross-section data, although some corrections are necessary. On the other hand, since apartments are a collection of relatively uniform units, the data of apartments can be said to be time-sequential data that is generated continuously, although some hierarchy / orientation correction is required.

  In this case, as shown in FIG. 65, real estate attributes in each level of the target apartment are displayed as a list 648. Then, the corrected basis price 653 is calculated by correcting the basis price 649 of each case to the price of the designated hierarchy / orientation or the price of the hierarchy / orientation of a predetermined reference floor.

  Next, the corrected basis price 653 is corrected to the time of the price, and as shown in FIG. 66, a histogram 650 based on the corrected basis price is created. From this histogram 650, as shown in FIG. 65, for example, the price for the 10th floor south of A condominium is the price level A “higher” price ... xxx 10,000 yen / tsubo, the price level B “medium” Xxx million yen / tsubo, price level C “lower” price... Xxx 10,000 yen / tsubo

<Price level A, B, C selection example>
67 to 72 show examples of selection of price levels A, B, and C. FIG. FIG. 68 shows a distribution graph when the estimated price distribution is close to the normal distribution. In FIG. 68, the horizontal axis represents the standard ratio k, and the vertical axis represents the number of real estate.

Here, 30 real estates were used (see FIG. 68 (A)). In this case, the number of combinations is 4060, but it is narrowed down to 1374 according to the condition of a maximum aperture ratio of 15% (see FIG. 68B).

In addition, although the distribution of this example is a normal distribution, the combination portion has a normal distribution with a further spire. This is because, when selecting an appropriate number r from the number N of real estate,
_n C _r and the number of N ^r order.

  Therefore, the price range with more real estate has a larger number of combinations, which has the effect of further pushing up the number of data near the price with more real estate.

  In the case selection, the price level is distributed almost averagely in B “Nakaso”, and is generally spire. Further, the deviation value condition is effective for A “higher” and C “lower” (see FIG. 68C).

  In this example, the reference ratio k of A “higher” is 1.12 (112%), and the deviation value is 59.7. This is 0.067 (6.7%) higher than the standard ratio k of B “medium”.

  The standard ratio k of B “medium” was set to 1.053 (105.3%). This approximates an average value of 1.052 (105.2%).

  The reference ratio k of C “lower” was 0.98 (98%) and the deviation value was 40. This is 0.073 (7.3%) smaller than the reference ratio k of B “medium”.

  FIG. 69 shows a distribution graph when the distribution is two peaks. The number of real estate is 18 (see FIG. 69A). In addition, the number of combinations is 816, but is narrowed down to 236 according to the condition of a maximum aperture ratio of 15% (see FIG. 69B).

  The distribution in this example is a two-peak distribution, but the combination portion is a spire-shaped normal distribution. This is because the data near the middle of two mountains is obtained by obtaining the typical price.

  In the case selection, B “medium” approximates a rough average, and A “higher” and B “lower” have the condition of the deviation value.

  Here, the reference ratio k of A “higher” is 1.08 (108%), and the deviation value is 59.7. This is 0.085 (8.5%) more than the standard ratio k of B “medium”.

In addition, the standard ratio k of B “medium” was set to 0.993 (99.3%). This approximates an average value of 0.995 (99.5%).

  The standard ratio k of C “lower” was 0.91 (91%), and the deviation value was 60. This is 0.083 (8.3%) smaller than B “medium”.

  Similarly, FIG. 70 shows a case where the distribution is 3 mountains, FIG. 71 shows a case where the distribution is 3 mountains apart, FIG. 72 shows a case where the distribution is 2 mountains apart, and FIG. An example of selecting a deviation value in the case of two different peaks is shown.

  Also in these cases, the method for selecting the price levels A, B, and C is the same as described above, and thus detailed description thereof is omitted.

  The present invention is not limited to the evaluation procedure as shown in Japanese Patent No. 3590052 or Japanese Patent No. 3768515. For example, each embodiment such as combining a part of the evaluation procedure described in Japanese Patent No. 3590052 or Japanese Patent No. 3768515 with the function of the transaction case collection system described in the first embodiment or the second embodiment. These components can be combined as much as possible.

  For example, in the evaluation of the fifth embodiment (Japanese Patent No. 3768515), when a real estate position is designated, a character string is designated on the screen of FIG. 47. Instead, a map of a predetermined range is displayed. Also good. And the input of the position on a map may be received from a user and an evaluation object position may be specified.

  In the evaluation of the fifth embodiment, the typical price group is obtained by the procedure 1 (FIGS. 49 to 51), but this procedure may be omitted. That is, the real estate at the appraisal point may be evaluated using a transaction example of n real estates without obtaining a typical price by a combination of taking out m pieces from n real estates.

  Moreover, the said 1st Embodiment-5th Embodiment showed the example implement | achieved with the terminal utilized for the program on a server by the server on the internet, a database, and CGI. However, for example, other functions, such as Java (registered trademark) applets, may be used instead of CGI.

  Further, for example, a program for executing real estate evaluation may be installed in the terminal, and the server may provide database data to the terminal. The program to be installed on the terminal may be provided on a removable medium such as a DVD or CD-ROM. Furthermore, you may enable it to download on the internet. In addition to the Internet, a network system may be constructed on an in-house LAN or a dedicated network. A virtual private network such as VPN (Virtual Private Network) may be used.

  Further, the real estate transaction support system may have one server or a plurality of servers. You may provide separately the web server which provides a web page, and the server which performs the program by CGI. A database management server may be provided separately.

It is a figure which shows the transaction example information collection system of the land which concerns on 1st Embodiment. It is a figure which shows the search means of the target land which concerns on 1st Embodiment, FIG. 2 (a) is an input screen, FIG.2 (b) is a figure which shows a database. It is a figure which shows the input method of the front lane price which concerns on 1st Embodiment, Fig.3 (a) is a lane price designation | designated screen, FIG.3 (b) is a figure which shows a database. It is a figure which shows the method to input the area of the target place which concerns on 1st Embodiment, FIG. 4 (a) is an input screen, FIG.4 (b) is a figure which shows a database. It is a figure which shows the individual factor input screen of the target place which concerns on 1st Embodiment. It is a figure which shows the database of the individual factor which concerns on 1st Embodiment. It is a figure which shows the input screen of the building outline | summary which concerns on 1st Embodiment. It is a figure which shows the database of the building outline | summary which concerns on 1st Embodiment. It is a figure which shows the registration screen of the transaction information which concerns on 1st Embodiment. It is a figure which shows the judgment method of the duplication example which concerns on 1st Embodiment. It is a figure which shows the personal identification possibility determination method which concerns on 1st Embodiment. It is a flowchart which shows the transaction example information collection method of the land which concerns on 1st Embodiment. It is a flowchart which shows the transaction example information collection method of the land which concerns on the modification 1 of 1st Embodiment. It is a figure which shows the specific availability / position change registration database which concerns on the modification 2 of 1st Embodiment. It is a flowchart which shows the transaction example information collection method which concerns on the modification 2 of 1st Embodiment. It is a flowchart which shows the transaction example information collection method which concerns on the modification 3 of 1st Embodiment. It is a figure which shows the real estate evaluation system which concerns on 2nd Embodiment. It is a figure which shows the search screen of the property evaluation information which concerns on 2nd Embodiment. It is a flowchart which shows the real estate evaluation method which concerns on 2nd Embodiment. It is a flowchart which shows the real estate evaluation method which concerns on the modification 1 of 2nd Embodiment. It is a flowchart which shows the real estate evaluation method which concerns on the modification 2 of 2nd Embodiment. It is a figure which shows the real estate information collection evaluation system which concerns on 3rd Embodiment. It is a flowchart which shows the real estate information collection evaluation method which concerns on 3rd Embodiment. It is a flowchart which shows the real estate evaluation method which concerns on the modification of 3rd Embodiment. It is a flowchart which shows the real estate evaluation process which concerns on 4th Embodiment. It is a figure which shows the function outline | summary of the land evaluation system which concerns on 4th Embodiment. It is a figure which shows the example of a display at the time of the direction recognition process of the front road in the case of the one-way road concerning 4th Embodiment. It is a figure which shows the example of the table which set the image field conditions with respect to the one way which concerns on 4th Embodiment. It is a figure which shows the example of a display at the time of the azimuth | direction recognition process in the case of the corner according to 4th Embodiment. It is a figure which shows the example of the table which set the field condition with respect to the corner place which concerns on 4th Embodiment. It is a figure which shows the example of a display at the time of the azimuth | direction recognition process in the case of the two-way road which concerns on 4th Embodiment. It is a figure which shows the example of the table which set the image field conditions with respect to the two-way road which concerns on 4th Embodiment. It is a figure which shows the example of operation which changes the shape of the polygon which concerns on 4th Embodiment. It is a figure which shows the example of another operation which changes the shape of the polygon which concerns on 4th Embodiment. It is a figure which shows the operation example which changes the width | variety and depth of the polygon pinched | interposed into the side road candidate with respect to the fulcrum which concerns on 4th Embodiment. It is a figure which shows the example of the table which set the shape depreciation rate and frontage / depth depreciation rate which concern on 4th Embodiment. It is a figure which shows the example of operation with respect to the L-shaped irregular land which concerns on 4th Embodiment. It is a figure which shows the example of the table which stores the image area condition disparity rate of L-shaped irregular shape which concerns on 4th Embodiment. It is a figure which shows the schematic block diagram of the land evaluation system which concerns on 4th Embodiment. It is a figure which shows the block diagram of the image condition calculation program which concerns on 4th Embodiment. It is a flowchart of the route price selection function which concerns on 4th Embodiment. 14 is a flowchart of a polygon display and image area condition calculation function according to a fourth embodiment. It is a detailed flowchart of the polygon correction and shape determination processing according to the fourth embodiment. It is a land price calculation flowchart which concerns on 4th Embodiment. It is a figure which shows the calculation method of an area correction coefficient. It is a flowchart which shows the calculation process of an area correction coefficient. It is a figure which shows the real estate information designation | designated screen in the evaluation system of the real estate which concerns on 5th Embodiment. It is a figure which shows the search result which concerns on 5th Embodiment. It is a figure which shows the example of a combination which concerns on 5th Embodiment. It is a figure which shows the method of calculating | requiring the combination of the trial price which concerns on 5th Embodiment, and its typical value price. It is a figure which shows the method of calculating | requiring a typical value price group from the some typical value price which concerns on 5th Embodiment. It is a figure which shows the automatic selection parameter setting screen which concerns on 5th Embodiment. It is a figure which shows the display screen when the price level which concerns on 5th Embodiment is moderate. It is a figure which shows a display screen in case the price level which concerns on 5th Embodiment is high. It is a figure which shows the breakdown of the typical value price group which concerns on 5th Embodiment. It is a figure which shows the display screen when the price level which concerns on 5th Embodiment is low. It is a figure which shows the structure of the evaluation system of the real estate which concerns on 5th Embodiment. It is a figure which shows the map search part which concerns on 5th Embodiment. It is a figure which shows the display part, such as a map and route value, concerning 5th Embodiment. It is a figure which shows the display part of the sales example etc. which concern on 5th Embodiment. It is a figure which shows the change screen of the display condition which concerns on 5th Embodiment. It is a figure which shows the example of a display of the attribute information of the real estate which concerns on 5th Embodiment. It is a flowchart which shows the work procedure of the evaluation method of the real estate which concerns on 5th Embodiment. It is a flowchart which shows the operation | movement procedure of the buying and selling example selection method which concerns on 5th Embodiment. It is a figure which shows the display screen which displays the attribute information of an apartment when the real estate evaluation method which concerns on 5th Embodiment is applied to an apartment. It is a figure which shows the histogram of the tsubos price after the correction | amendment of the apartment which concerns on 5th Embodiment. It is a figure which shows the tsubos price corresponding to the price level in the apartment which concerns on 5th Embodiment. It is a selection example of the case corresponding to the price level which concerns on 5th Embodiment, and is a figure which shows the case where it is close to normal distribution. It is a selection line bad example of the example corresponding to the price level which concerns on 5th Embodiment, and is a figure which shows the case where distribution becomes two mountains. It is a selection example of the example corresponding to the price level which concerns on 5th Embodiment, and is a figure which shows the case where distribution becomes 3 mountains. It is a selection example of the example corresponding to the price level which concerns on 5th Embodiment, and is a figure which shows the case where it becomes three distant distributions. It is a selection example of the example corresponding to the price level which concerns on 5th Embodiment, and is a figure which shows the case where it becomes two mountains from which distribution is distant. It is a selection example of the example corresponding to the price level which concerns on 5th Embodiment, and is a figure which shows the case where it becomes two peaks from which the distribution differs in the magnitude | size.

Explanation of symbols

DESCRIPTION OF SYMBOLS 1 Transaction example information collection system 11 Property address search part 12 Map and route price display part 13 Front road price value selection part 14 Target land area input part 15 Individual factor input part 16 Individual disparity rate calculation part 17 Building outline input part 18 Building Price Calculation Unit 19 Property Valuation Value Calculation Unit 20 Calculation Result Display Unit 21 Property Evaluation Information Registration Unit 22 Property Evaluation Information Search Unit 23 Contract Information Input Unit 24 Standardization Correction Calculation Unit 25 Case Adoption Judgment Unit 26 Duplicate Cases / Individual Identification Judgment unit 27 Latitude / longitude coordinate correction unit 28 Data output unit 32 Network 37 Distribution graph display unit 40 Location change registration database 41a Transaction information column ID column 41b Specific availability flag column 41b Specific availability flag 41c Location change flag column 41d X coordinate column 41e Y-coordinate column 50 map 51, 51a, 51b, 51c Elephant Land 52 Location Information Database 53a, 53b Front Road Price 54 Front Road Price Database 54a Route Year 54b Front Road Price 55 Area Input Screen 55a Area Input Field 56 Target Land Area Database 56a Land Area 57 Individual Factor Input Screen 57a Radio Button 57b Combo box 57c Text box 58 Individual factor database 60 Building summary input screen 60a Radio button 60b Combo box 60c Text box 61 Standard painting place 64 Building evaluation database 65 Search screen 65a Evaluation date 65b Evaluation number 65c Search button 65d Property information 66 Transaction information input screen 66a Transaction date 66b Transaction price 66c Registration button 67 Standard drawing area 67a Present value rate 67b Building appraisal value 68a Disparity rate by item (column)
68b Total disparity rate (column)
100 Real estate evaluation system 200 Real estate information collection evaluation system 360 Price 360D Road price 501 Target site summary input section 502 Map / route price display section 503 Front road price selection section 504 Polygon control section 505 Polygon display section 506 Image condition judgment section 507 Image area condition disparity rate storage unit 509 Price calculation unit 510 Calculation result display unit 511 Map information database 512 Road price information database 513 Image area condition disparity rate table storage unit 514 Announced land / reference land / sales example database 550 Polygon 600 Effective residential land 601 Aisle part 610 Web browser 611 Real estate information designation screen 612 Selection button 613 Municipality name designation field 614 Name designation field 615 Municipality name search button 616 Batch code designation button 617 Person in charge name entry field 618 Registration change button Down 619 search start button 620 automatic selection parameter setting screen 621 search results screen 632 line value display unit 633 the front line value, such as the selection unit 634 target area outline input unit 635 trafficking cases, such as the display unit (screen)
636 Typical Value Price Calculation Unit 637 Distribution Graph Display Unit 638 Switching Field 639 Typical Value Price Selection Unit 640 Valuation Value Calculation Unit 641 Valuation Value Display Unit 645 Various Parameter Table Storage Unit 646 Target Point Real Estate Information Designation Unit 647 Filter Unit 648 List Table 649 Basis price 650 Histogram 652 Change screen 653 Basis price after correction 660A, B, C Screen display 662a Address 662b Road price 701 Evaluation system 721 Curve 722 Logarithmic curve 731 Real estate search section 732 Road price display section 733 Front road price etc. selection section 734 Target site overview input unit 735 Trading example display unit 736 Typical price calculation unit 737 Distribution graph display unit 738 Price level designation unit 739 Typical price selection unit 740 Evaluation price calculation unit 741 Evaluation price display unit 745 Various parameter table storage unit 7 46 Target location real estate information designation part 747 Filter part 761a Matters relating to land, buildings, etc. 761b Presence / absence 761c Matters relating to land, etc. 761d

Claims (19)

Position information input means for receiving position information including the position of the target real estate;
First individual factor input means for receiving input of individual factors including physical conditions of the real estate;
Transaction information input means for receiving transaction information related to the real estate transaction;
It is easy to identify an individual involved in the transaction based on a determination as to whether or not a plurality of the transaction information is stored in the storage means in association with position information included in a predetermined range including the real estate. Means for determining whether or not an individual can be determined,
When certain of the individual is determined to Ru readily der, the position information changing means for changing the position of the real estate,
Storage means for storing the position information input by the position information input means or the position information changed by the position information change means and the transaction information in association with each other;
Real estate transaction support system with Position information input means for receiving position information including the position of the target real estate;
First individual factor input means for receiving input of individual factors including physical conditions of the real estate;
Transaction information input means for receiving transaction information related to the real estate transaction;
It is easy to identify an individual involved in the transaction based on a determination as to whether or not a plurality of the transaction information is stored in the storage means in association with position information included in a predetermined range including the real estate. Means for determining whether or not an individual can be determined,
Position information changing means for changing the position of the real estate when it is determined that the identification of the individual is easy ;
Display means for displaying the position information input by the position information input means or the position information changed by the position information change means and the transaction information in association with each other;
Real estate transaction support system with A means of receiving input of information used to identify the location of the property to be assessed;
Search means for searching for transaction information of real estate in a certain area including a point specified by the information from the storage means;
Evaluation means for evaluating the price of the property to be evaluated according to any of a case price, an average price , a median price , a maximum price , and a minimum price included in the searched transaction information;
The real estate transaction support system according to claim 1 or 2, further comprising: A second individual factor input means for receiving an input of an individual factor including the physical condition of the evaluation target;
Based on the individual factors, further comprising means for calculating a disparity rate with respect to a standard price, which is the value of the standard property in which the individual factors are standardized,
The price included in the transaction information is converted into a standard price and stored based on the disparity rate,
The real estate transaction support system according to claim 3, wherein the evaluation unit evaluates the standard price stored in the storage unit by converting a disparity rate according to individual factors including physical conditions of the evaluation target. A point receiving means for receiving input of information used to identify a point where the property to be evaluated is located;
Based on the location, referring to the storage means, and outputting the transaction information of the location,
The real estate transaction support system according to claim 3 or 4 , further comprising: The transaction information is associated with the front road price before the location change of the real estate, and at least the ratio of the front road price included in the searched transaction information and the front road price of the real estate to be evaluated The real estate transaction support system according to any one of claims 3 to 5, which reflects and evaluates the price of the property to be evaluated. Position information input means for receiving position information including the position of the target real estate;
First individual factor input means for receiving input of individual factors including physical conditions of the real estate;
Transaction information input means for receiving transaction information related to the real estate transaction;
Whether it is easy to identify an individual involved in the transaction based on a determination as to whether or not a plurality of the transaction information is stored in a storage means in association with position information included in a predetermined range including the real estate Means for determining whether or not an individual can be determined,
Storage means for storing the determination result in the personal identification determination means in association with the transaction information;
Real estate transaction support system with When the display means displays the transaction information, the transaction information that the individual identification availability determination means determines whether it is easy to identify the individual who has performed the transaction, and it is determined that identification of the individual is not easy The real estate transaction support system according to claim 2 that displays only. The position information changing means changes the position information in the transaction information if the position information in the transaction information is not changed when the display means displays the transaction information. 9. The real estate transaction support system according to any one of items 8 .   The real estate transaction support system according to claim 5, wherein the spot receiving unit includes a map display unit and a selection receiving unit for the spot on the map. Computer
Receiving input of location information including the location of the real estate to be entered;
Receiving individual factors including physical conditions of the real estate;
Receiving transaction information relating to the real estate transaction;
It is easy to identify an individual involved in the transaction based on a determination as to whether or not a plurality of the transaction information is stored in the storage means in association with position information included in a predetermined range including the real estate. Determining whether or not,
Changing the location of the property when it is determined that the individual is easy to identify ;
Storing the location information input in the step of receiving the location information or the location information changed in the step of changing the location of the real estate and the transaction information in association with each other;
Real estate transaction support method to execute. On the computer,
Receiving input of location information including the location of the real estate to be entered;
Receiving individual factors including physical conditions of the real estate;
Receiving transaction information relating to the real estate transaction;
It is easy to identify an individual involved in the transaction based on a determination as to whether or not a plurality of the transaction information is stored in the storage means in association with position information included in a predetermined range including the real estate. Determining whether or not,
Changing the location of the property when it is determined that the individual is easy to identify ;
Storing the position information input by the position information input means or the position information changed by the position information change means and the transaction information in association with each other;
Real estate transaction support program to execute. Computer
Receiving input of location information including the location of the real estate to be entered;
Receiving individual factors including physical conditions of the real estate;
Receiving transaction information relating to the real estate transaction;
It is easy to identify an individual involved in the transaction based on a determination as to whether or not a plurality of the transaction information is stored in the storage means in association with position information included in a predetermined range including the real estate. Determining whether or not,
When certain of the individual is determined to Ru readily der, and changing the position of the real estate,
Displaying the position information input in the step of receiving the position information or the position information changed in the step of changing the position information and the transaction information in association with each other;
Real estate transaction support method to execute. On the computer,
Receiving input of location information including the location of the real estate to be entered;
Receiving individual factors including physical conditions of the real estate;
Receiving transaction information relating to the real estate transaction;
It is easy to identify an individual involved in the transaction based on a determination as to whether or not a plurality of the transaction information is stored in the storage means in association with position information included in a predetermined range including the real estate. Determining whether or not,
Changing the location of the property when it is determined that the individual is easy to identify ;
Displaying the position information input in the step of receiving the position information or the position information changed in the step of changing the position information and the transaction information in association with each other;
Real estate transaction support program to execute. Computer
Receiving input of location information including the location of the real estate to be entered;
Receiving individual factors including physical conditions of the real estate;
Receiving transaction information relating to the real estate transaction;
Whether it is easy to identify an individual involved in the transaction based on a determination as to whether or not a plurality of the transaction information is stored in a storage means in association with position information included in a predetermined range including the real estate Determining whether or not,
Storing the determination result in the step of determining whether or not it is easy to identify the individual in association with the transaction information;
Real estate transaction support method to execute. On the computer,
Receiving input of location information including the location of the real estate to be entered;
Receiving individual factors including physical conditions of the real estate;
Receiving transaction information relating to the real estate transaction;
Whether it is easy to identify an individual involved in the transaction based on a determination as to whether or not a plurality of the transaction information is stored in a storage means in association with position information included in a predetermined range including the real estate Determining whether or not,
Storing the determination result in the step of determining whether or not it is easy to identify the individual in association with the transaction information;
Real estate transaction support program to execute. Readout means for reading out the transaction information stored in the storage means is further provided,
The real estate transaction support system according to claim 7 , wherein the position information changing unit changes the position information when the transaction information is read by the reading unit. Readout means for reading out the transaction information stored in the storage means is further provided,
The real estate transaction support system according to claim 7 , wherein the location information changing unit changes the location information when the individual identification possibility determining unit determines that identification of an individual is easy . Whether the individual can be identified is easily determined based on a determination as to whether or not a plurality of the transaction information are traded within a predetermined period within the predetermined range. The real estate transaction support system according to claim 1, wherein the real estate transaction support system is determined.

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