JP4260827B2 - Land-based land evaluation system, evaluation method, and evaluation program - Google Patents

Description

  The present invention relates to a land evaluation technique based on a shape, and more particularly to an evaluation technique suitable for evaluation of residential land.

  Land, especially residential land, is evaluated by shape. That is, if the housing land has a bad shape, the utility value generally decreases. Therefore, even if it is a residential land with the same area, the price of unshaped land is lower than that of shaped land.

  For this reason, when determining the price of irregularly shaped land, it is important to consider the degree of use hindrance due to the poor shape, but it is difficult to determine the degree.

Conventionally, in the field of real estate transactions, when evaluating land based on shape, it was evaluated by subjective judgments such as rules of thumb and intuition.
JP-A-7-56889

  However, in the past, the evaluator made an evaluation based on the shape of the land based on subjective judgments such as rules of thumb and intuition, so there was a possibility that the land could not be properly evaluated.

  An object of the present invention is to provide a technique capable of objectively and legitimately evaluating a land based on a shape.

In order to solve the above problems, the present invention employs the following means. That is, the present invention
An input means for receiving an input of a polygon approximate to the shape of the land to be evaluated;
An internal maximum rectangle detecting means for detecting an internal maximum rectangle having a maximum area among rectangles that can be taken in the polygon;
Based on the shape of the internal maximum rectangle and the shape of the portion excluding the internal maximum rectangle in the polygon, evaluation means for evaluating the land,
The internal maximum rectangle detecting means sets a first attention point in the polygon,
A rectangle having the first point of interest as an intersection of diagonal lines, and the largest rectangle that fits within the polygon is set as the first rectangle,
A plurality of points around the first attention point are set as second attention points, respectively.
A rectangle having the second point of interest as an intersection of diagonal lines, and a maximum rectangle that fits within the polygon is set as a second rectangle.
When the area of the first rectangle is larger than the area of the second rectangle, the first rectangle is detected as the internal maximum rectangle.

  In the present invention, the maximum internal rectangle that can be taken in the land to be evaluated can be detected objectively and accurately. Further, since the land is evaluated based on the internal maximum rectangle and the shape of the portion excluding the internal maximum rectangle, the land can be objectively and properly evaluated according to the shape.

Here, when the area of any one of the plurality of second rectangles is equal to or larger than the area of the first rectangle, the second rectangle is set as a new first rectangle,
Setting the second attention point corresponding to any one of the second rectangles as a new first attention point;
Control means for performing detection by the detection means using a plurality of points around the new first attention point as a new second attention point may be further provided.

The present invention also provides:
An input means for receiving an input of a polygon approximate to the shape of the land to be evaluated;
An internal maximum rectangle detecting means for detecting an internal maximum rectangle having a maximum area among rectangles that can be taken in the polygon;
Based on the shape of the internal maximum rectangle and the shape of the portion excluding the internal maximum rectangle in the polygon, evaluation means for evaluating the land,
The internal maximum rectangle detecting means sets a point of interest in the polygon, forms a circle having a circumference intersecting at least two points with the outer periphery of the polygon around the point of interest. A combination of two intersections among the intersections of the outer periphery of the circle and the circumference of the circle, the two intersections included in each combination as vertices, and all vertices on the circumference of the circle The process of forming a rectangle is performed by changing the diameter of the circle and moving the point of interest to obtain the plurality of rectangles, and the rectangle having the largest area among the plurality of rectangles is It is detected as an internal maximum rectangle.

Here, means for setting each lattice point adjacent to the attention point as a candidate attention point;
By performing detection with the internal maximum rectangle for each candidate attention point,
Means for calculating a second internal maximum rectangle at each of the candidate attention points;
The candidate attention forming the largest area of the second internal maximum rectangles when the area of any of the second internal maximum rectangles is larger than the area of the internal maximum rectangle at the target point Set the point as a new point of interest,
Means for storing an area of the internal maximum rectangle at the new attention point;
Means for determining the internal maximum rectangle at the point of interest when the area of any of the second internal maximum rectangles is not greater than the area of the internal maximum rectangle at the point of interest; Can do.

  When the rectangle having the maximum area is obtained at two or more grid points adjacent to each other, the attention point is moved to an intermediate point between the two or more grid points adjacent to each other. The rectangle obtained by executing the processing can be the internal maximum rectangle.

  Further, when the rectangle having the maximum area is obtained with two or more grid points that are not adjacent to each other, the rectangle obtained with the two or more grid points that are not adjacent to each other is obtained. , The internal maximum rectangle.

  Moreover, the part except the said internal largest rectangle among the said polygons can be evaluated based on the relationship with the road which touches the said land.

When the polygon has a recess, the polygon is divided into a predetermined area including a protruding portion on a side of the recess and an area excluding the predetermined area.
Moving the attention point separately in the predetermined area and in the area excluding the predetermined area,
Among the rectangles obtained by moving the point of interest within the predetermined region, the rectangle having the largest area and by moving the point of interest within a region excluding the predetermined region. The rectangle having the largest area can be compared, and the rectangle having the larger area can be used as the internal maximum rectangle.

  If the area of the internal maximum rectangle is smaller than a predetermined value, the evaluation of the portion corresponding to the internal maximum rectangle can be made lower than the reference.

  The portion corresponding to the maximum internal rectangle can be evaluated based on the positional relationship with the frontage of the land or the road with which the land touches.

  Moreover, the part except the said internal largest rectangle among the said polygon can be evaluated based on the positional relationship with respect to the said internal largest rectangle, an azimuth | direction, or the distance from the road which the said land touches.

  Further, the portion of the polygon excluding the internal maximum rectangle is a straight line extending each side of the internal maximum rectangle, and the portion excluding the internal maximum rectangle is partitioned, and the partitioned portions are separated from the road side. It is possible to evaluate it by dividing it into a front residue located at the rear, a rear residue located on the opposite side of the road, and an intermediate residue located between the front residue and the rear residue.

  Moreover, the said intermediate | middle residual place can be evaluated similarly to the said front residual place except the case where it contacts at one point, when the said intermediate residual place is in contact with the said front residual place or the said road. .

  The present invention may also be a method by which a computer executes the above processing. The present invention may be a program that causes a computer to provide the above functions. 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, the internal maximum rectangle that can be taken in the land to be evaluated is automatically and accurately detected, and the land is evaluated based on the shape of the portion excluding the internal maximum rectangle and the internal maximum rectangle. Therefore, the land can be evaluated objectively and legitimately.

  Hereinafter, a land evaluation system based on a shape according to the best mode for carrying out the present invention (hereinafter referred to as an embodiment) will be described with reference to the drawings. The configuration of the following embodiment is an exemplification, and the present invention is not limited to the configuration of the embodiment.

<First Embodiment>
FIG. 1 shows a land evaluation system 1 based on a shape according to a first embodiment of the present invention. The land evaluation system 1 based on this shape 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 performs information processing, and the terminal Consists of programs.

In FIG. 1, the location / drawing input unit 11 to the calculation result display unit 17 shown on the left side of the drawing are constructed on the terminal. On the other hand, the map information database 18 and the shape depreciation rate table storage unit 19 shown on the right side of the drawing are constructed on the server. The server and the terminal are connected via the network 20.

  On the terminal, a server access program called a browser is installed. In addition, a program for executing information processing, for example, the shape depreciation rate determination unit 15 may be provided on the server side.

  The land evaluation system 1 based on this shape includes a location / drawing input unit 11 for receiving an input of a location of a residential land or the like to be evaluated, a map of the residential land, and a map / drawing display unit for displaying a map and a drawing. 12, a target graphic input / control unit 13 that receives a polygonal input approximate to the shape of the land, and a target graphic display unit 14 that displays the target graphic.

  In addition, the land evaluation system 1 based on this shape includes a shape depreciation rate determination unit 15 that determines a depreciation rate that is a basis for land evaluation based on the shape of the land, and a land depreciation rate based on the shape depreciation rate of each part. A shape depreciation rate calculation unit 16 that calculates a depreciation rate, a calculation result display unit 17 that displays a calculation result, and an evaluation unit 10 that evaluates land based on the depreciation rate calculated by the shape depreciation rate calculation unit 16. I have.

  Furthermore, the evaluation system 1 based on the shape of the land includes a map information database 18 that stores map information, and a shape depreciation rate table storage unit 19 that stores a depreciation rate set for each shape.

  Next, each of the above components will be described. The location / drawing input unit 11 receives an address (location) of a land to be evaluated (hereinafter referred to as a target location). As a result, a map corresponding to the input address is requested to the map information database 18.

  Further, the location / drawing input unit 11 reads drawings such as a public map, a land survey map, and an actual measurement map of the target site with a reading device such as an image scanner, and converts them into digital data.

The map / drawing display unit 12 displays a map by GIS (Geographical Information System) or an image of a digitalized drawing on a terminal.

  The target figure input / control unit 13 receives an input of drawing when a user draws a polygon that approximates the shape of the target place.

  Further, polygons are prepared in advance in the system, and an input of those polygons searched for by the user is received. Further, it is possible to receive an input of a user operation for deforming the searched polygon shape.

  Note that a polygon is a polygon, that is, a part of a plane surrounded by a finite number of line segments, but the data is composed of coordinate values of vertices.

  The target graphic display unit 14 displays the polygons received by the target graphic input / control unit 13. As shown in FIG. 2, the shape depreciation rate determination unit 15 detects a shape recognition unit 21 that recognizes the shape of the target graphic, and a rectangle with the largest area that can be taken in the target graphic (hereinafter referred to as an internal maximum rectangle). An internal maximum rectangle detection unit 22, a region setting unit 23 that divides the target graphic into a plurality of regions, and a depreciation rate setting unit 24 that sets a predetermined depreciation rate in each of the divided regions. . The depreciation rate refers to the rate of depreciation relative to the evaluation reference price.

  The shape recognition unit 21 recognizes the shape of the target graphic based on the polygon shape input by the target shape input / control unit 13.

  The internal maximum rectangle detection unit 22 detects an internal maximum rectangle 34 (see FIG. 25), which is a rectangle having the maximum area that can be taken in the shape-recognized target graphic.

  The area setting unit 23 forms a plurality of areas d0 to d8 (see FIG. 25) serving as a basis for determining the shape depreciation in the inner maximum rectangle 34 detected above and the surrounding area.

  The depreciation rate setting unit 24 sets a depreciation rate to be applied according to the shape and position of the region d8 formed of the internal maximum rectangle and the other regions d0 to d7.

  For example, when the ratio of the depth to the front edge of the region d8 formed of the internal maximum rectangle is equal to or greater than a predetermined value, the depreciation rate of the region d8 can be set to be higher than the reference depreciation rate (the degree of depreciation is increased). .

  Further, the depreciation rate of the regions d0 to d7 other than the region d8 made of the internal maximum rectangle can be set to be higher than the depreciation rate of the region d8. Further, the longer the distance between the areas d0 to d7 and the road, the higher the depreciation rate of the areas d0 to d7 can be set.

  Further, the shape depreciation rate calculation unit 16 in FIG. 1 multiplies the areas of the regions d0 to d8 set by the shape depreciation rate determination unit 15 by the depreciation rate, respectively, and totals them. Then, the total value is divided by the area of the entire target graphic to calculate the shape depreciation rate of the entire target graphic.

  The evaluation unit 10 evaluates the target land based on the shape depreciation rate calculated by the shape depreciation rate calculation unit 16.

  The calculation result display unit 17 displays the calculation result by the shape depreciation rate calculation unit 16. The map information database 18 stores data for displaying map information managed by the GIS. In addition, the shape depreciation rate table storage unit 19 stores data indicating the relationship between the regions d0 to d8 set by the region setting unit 23 of the shape depreciation rate determination unit 15 and the depreciation rate.

  As the relationship between each region d0 to d8 and the depreciation rate, for example, the depreciation rate of the region d0 is 110% of the reference value, the depreciation rate of the regions d1 to d3 is 108% of the reference value, and the depreciation rate of the region d4 is the reference value. 120%, and the depreciation rate of the areas d5 to d7 can be set to 103% of the reference value.

<Processing flow>
FIG. 3 shows a processing flow of the land evaluation system 1 based on this shape. As described above, this processing flow is realized as a computer program.

  In this process, first, an input of a target graphic approximate to the land to be evaluated is received (S1). Next, a rectangle having the largest area (maximum internal rectangle) is detected from the rectangles that can be taken in the target graphic (S2). A method for detecting the internal maximum rectangle will be described later.

  Next, different depreciation rates are applied to the internal maximum rectangle and the portion excluding the internal maximum rectangle (hereinafter referred to as “remaining land”) in the target graphic (S3).

  Next, the land based on the shape is evaluated with reference to the internal maximum rectangle and the depreciation rate applied to the portion excluding the internal maximum rectangle (S4). Thereby, the process ends.

<Internal maximum rectangle detection method>
Next, a method for detecting an internal maximum rectangle that can be taken in the target graphic will be described. Here, it is necessary to accurately grasp the position and area of the internal maximum rectangle to such an extent that it is recognized as being effective for land evaluation. In addition, a rectangle means a square or a rectangle.

  In the present embodiment, first, as shown in FIG. 4, a lattice plane 30 and a target graphic 31 approximate to the shape of the target land to be evaluated are formed on the XY coordinates. The target graphic 31 is displayed as a polygon (polygon).

  Each vertex 31a of the target graphic 31 is placed on a lattice point 30a of the lattice plane 30. Here, in order to simplify the description, a case where the target graphic 31 is a quadrangle will be described, but the present invention can also be applied to a case where the target graphic is a triangle or a pentagon or more.

  The target graphic 31 is displayed by superimposing a grid plane 30 and a map or drawing of the evaluation target area on a computer display, and using a mouse, a touch pen, or other pointing device, the position (coordinates) of each vertex 31a is set to a grid point 30a. It can be input by specifying above. Also, the position coordinates of each vertex 31a can be input numerically.

  Next, an arbitrary lattice point 30 a arranged in the target graphic 31 is set as the attention point P. Then, the rectangle having the largest area (hereinafter referred to as the maximum attention point rectangle) is detected from the rectangles (hereinafter referred to as the attention point rectangle) that can be taken inside the target graphic 31 with the attention point P as the center. .

  Then, the position (coordinates) and area of the maximum rectangle of interest detected here are stored. Note that a specific method for detecting the maximum rectangle of interest will be described later.

  Next, if there is another lattice point 30a that can be the attention point P, that is, the lattice point 30a in the target graphic 31, and the attention point P has not yet been set, the attention point P is determined as the lattice point 30a. Move to point 30a. Then, the attention point maximum rectangle is detected at the attention point P after the movement.

  Thus, the area of the maximum attention point rectangle obtained by moving the attention point P on all the lattice points 30a in the target graphic 31 or on a part of the lattice points 30a selected by a predetermined method. To obtain the maximum rectangle of the point of interest having the largest area. The maximum rectangle of interest having this maximum area is the internal maximum rectangle.

<Internal maximum rectangle detection processing flow>
FIG. 5 shows a flow of internal maximum rectangle detection processing. Here, first, a lattice plane and a target graphic are formed on the XY coordinates (S11).

  Next, an attention point is set on an arbitrary lattice point in the target graphic (S12). Next, the attention point maximum rectangle at the attention point is detected (S13). Next, it is determined whether or not there is a grid point to which the attention point should be moved (S14).

  In step (S14), a search is made as to whether there are other grid points in the target graphic that have not yet been set with attention points.

  If it is determined in step (S14) that the grid point to which the target point is to be moved (the grid point for which the target point has not yet been set) remains in the target graphic, the target point is then moved to that grid point. (S15). In step (S13), the attention point maximum rectangle at the attention point is detected.

  If it is determined in step (S14) that there is no grid point to which the attention point should be moved, the areas of the attention point maximum rectangles obtained at the respective attention points are compared. Then, the point-of-interest maximum rectangle having the maximum area is detected as the internal maximum rectangle, and the position and area are stored (S16). Thereby, the process ends.

<Detection method of maximum rectangle of interest>
Next, a method of detecting the attention point maximum rectangle will be described. When a rectangle (point of interest rectangle) is formed in the polygon around the point of interest P set at an arbitrary position in the target graphic 31 (see FIG. 4) indicated by a polygon, a large number of rectangles can be formed.

  Of these many attention point rectangles, the outline of the rectangle having the largest area (the attention point maximum rectangle) is in contact with the outline of the target graphic. In the present embodiment, this principle is used to detect the maximum rectangle of interest.

  That is, in the present embodiment, first, as shown in FIG. 6, the attention point P is set on an arbitrary lattice point 30 a in the target graphic 31. Next, a circle 33 that falls within the target graphic 31 is formed with the attention point P as the center. Next, the radius R of the circle 33 is gradually increased.

  Then, as shown in FIG. 7, when the radius R of the circle 33 reaches a predetermined value, at least one side 31b of the circumference 33a of the circle 33 and the four sides 31b that are the contour lines of the target graphic 31 Intersect at two intersections C1 and C2.

  Depending on the position of the point of interest P, when the radius R is further increased, the circumference 33a of the circle 33 and the plurality of sides 31b of the target graphic 31 each intersect at two intersections.

  In the present embodiment, since the target graphic 31 is a quadrangle, the circumference 33a of the circle 33 and the four sides 31b of the target graphic 31 intersect at the maximum, and eight intersections are formed. When the target graphic 31 is an n-gon, 2n intersections are formed at the maximum.

  When at least two intersection points C1, C2 are formed, as shown in FIG. 8, the intersection points C1, C2 are the vertices, and all the vertices C1, C2, T1, T2 are on the circumference 33a of the circle 33. A rectangle 34 is created.

  The vertices T1 and T2 other than the vertices (intersections) C1 and C2 are the intersection C1 among the intersections between the diameter lines 35 and 36 passing through the intersections C1 and C2 and the point of interest P and the circumference 33a of the circle 33, respectively. , C2 is an intersection. That is, the vertices T1 and T2 are symmetrical points of the intersections C1 and C2 with respect to the attention point P.

  In this way, the target point rectangle 34 centered on the target point P is formed in the target graphic 31, and the area and position thereof are stored.

  Next, the radius R of the circle 33 is enlarged step by step by a predetermined size, and the attention point rectangle 34 is formed each time. If the attention point rectangle 34 having a larger area than the attention point rectangle 34 created before that is formed, the position and area of the attention point rectangle 34 are set to the previously stored position and area of the attention point rectangle 34. Change and remember.

  However, the attention point rectangle 34 protruding outside the outline 31c of the target graphic 31 is excluded. For example, when the target graphic 31 is a concave polygon, the target point rectangle 34 may protrude outward from the outline 31 c of the target graphic 31.

  Further, even when the attention point P is located in the vicinity of the contour line 31 c in the target graphic 31, the attention point rectangle 34 may protrude outward from the contour line 31 c of the target graphic 31.

When the number of intersections between the outline 31c of the target graphic 31 and the circumference 33a of the circle 33 is m and the symmetry points T1 and T2 are inside the target graphic 31, _m C ₂ attention point rectangles 34 Is formed.

  In this case, all combinations for selecting two intersections from the m intersections are generated, and two points of intersection included in each combination and a point-of-interest rectangle having the symmetric point as a vertex are formed. Thereby, a plurality of attention point rectangles are formed.

  For example, in the example of FIG. 9, the number m of intersections between the two sides 31 b that are the outline 31 c of the target graphic 31 and the circumference 33 a of the circle 33 is four. Let these intersections be C1-C4. Further, the symmetry points T1 to T4 of the intersection points C1 to C4 are inside the target graphic 31.

  In this case, as shown in FIGS. 10A to 10F, a plurality of attention point rectangles 34, six in this embodiment, are formed. In this case, the attention point rectangle 34 having the maximum area among the plurality of attention point rectangles 34 is set as the attention point maximum rectangle, and the position and area thereof are stored.

  On the other hand, as shown in FIG. 11, among the four vertices 31a of the target graphic 31, the distance between the vertex 31a (the upper right vertex 31a in FIG. 11) farthest from the point of interest P and the point of interest P is When it coincides with the radius R of the circle 33, the target graphic 31 is included in the circle 33.

  In this case, the intersection of the circumference 33a of the circle 33 and the side 31b of the target graphic 31 is not formed. Therefore, at this time, the expansion of the radius R of the circle 33 and the formation of the target point rectangle are stopped.

  Further, depending on the shape of the target graphic 31, the position of the target point P, and the radius R of the circle 33, for example, among the four vertices 31 a of the target graphic 31, one to three from the closest distance to the target point P When the vertex 31 a is included in the circle 33, the vertices T <b> 1 and T <b> 2 that are symmetry points may appear outside the target graphic 31. In this case, it is possible to perform processing such as increasing the radius R and stopping the formation of the attention point rectangle and moving the attention point. Thereby, the processing speed can be increased.

  In this way, the radius R of the circle 33 is expanded step by step by a predetermined dimension, and the areas of the target point rectangles 34 formed with the radius R of each step are compared, and the target point rectangle 34 having the maximum area is compared. Can be the maximum attention point rectangle 34.

  Then, when the maximum attention point rectangle 34 is obtained, the formation of the attention point rectangle is stopped, and the attention point P is moved onto another lattice point 30a. Next, the attention point maximum rectangle 34 at the attention point P after the movement is detected. A method of moving the attention point P will be described later.

  The same processing as above is continued until there is no grid point 30a to which the attention point P should be moved, and the attention point maximum rectangle 34 having the largest area is set as the internal maximum rectangle in the target graphic 31.

<Attention point maximum rectangle detection processing flow>
FIG. 12 shows the attention point maximum rectangle detection processing flow. Here, first, a circle centered on the point of interest is formed in the target graphic (S21).

Next, the radius of the circle is gradually increased by a predetermined size until at least two intersections with the target graphic are formed (S22). Next, it is determined whether or not a symmetric point with respect to the intersection is within the target graphic (referred to as condition a) (S23).

  If it is determined in step (S23) that the condition a is satisfied, it is then determined whether there are two or more intersections that satisfy the condition a (S24).

  If it is determined in step (S24) that there are two or more intersections satisfying the condition a, all combinations for selecting two intersections from the intersection group satisfying the condition a are generated (S25). .

  Next, out of a combination of two intersections, two intersections constituting an arbitrary combination and a rectangle having two symmetric points with respect to the two intersections are formed, and the area and position are stored. (S26).

Next, it is determined whether or not the formation of the rectangle and the storage of the area and position are completed for the two intersections in all combinations (S27). Here, if it is determined that the process has not been completed, the process after step (S25) is performed.

  If it is determined in step (S27) that the process has ended, next, the attention point maximum rectangle having the largest area among the attention point rectangles formed until the radius of the circle reaches the current value from the initial value. Is detected, and the area and position thereof are stored in place of the previously stored area and position (S28).

  Next, when the radius of the circle is further expanded, it is determined whether or not an intersection is formed (S29). If it is determined that no intersection point is formed, the process is terminated.

  If it is determined in step (S23) that the condition a is not satisfied, the intersection that does not satisfy the condition a is excluded (S30), and then the process of step (S23) is performed.

  If it is determined in step (S24) that the number of intersections satisfying the condition a is less than 2, then the radius of the circle is further expanded (S31), and then the steps after step (S23) Continue processing.

  If it is determined in step (S29) that the intersection point is generated when the radius of the circle is expanded, the process of expanding the radius of the circle is performed in step (S31), and then step (S23). Continue the subsequent processing.

  As described above, according to the present invention, the internal maximum rectangle that is the rectangle having the maximum area that can be taken in the target graphic 31 can be objectively and accurately detected.

  On the other hand, conventionally, an operator or the like has determined the maximum internal rectangle by drawing manually. That is, conventionally, as shown in FIG. 13, a vertical line 40 a is set up on one side 31 b of the target graphic 31, the vertical line 40 a is set as one side, and a rectangle 40 having a width B and a depth L that can be taken to the maximum in the target graphic 31. I was trying to find a way.

  In this conventional method, among the four sides 40 a to 40 d of the rectangle 40 that can be created inside the target graphic 31, at least one side 40 b is arranged on the side 31 b of the target graphic 31. However, the true internal maximum rectangle may exist such that only its vertex touches the target graphic 31.

For example, as shown in FIG. 13, when the target graphic 31 is a rhombus with a large aspect ratio, the true maximum internal rectangle 34 is a rectangle having vertices abcd that are in contact with the four sides 31b of the target graphic 31 at one point.

  However, in the conventional method, a rectangle having the vertex AaCc or the vertex AbCd may be detected as the internal maximum rectangle 40. Thus, it is extremely difficult to detect the internal maximum rectangle by human manual work or visual inspection. On the other hand, in the present invention, the internal maximum rectangle 34 can be detected automatically and accurately.

  Or, conventionally, by obtaining the largest rectangle in the target figure having sides parallel to a straight line with a certain inclination, and then changing the inclination of the line slightly, then repeating the same procedure, A method of detecting the internal maximum rectangle has been proposed.

  In this method, for example, in FIG. 13, first, a rectangle having a side parallel to the straight line Z having the maximum area is obtained, and then a rectangle having a side parallel to the straight line Z1 having a slightly different inclination from the straight line Z, Find the largest area and repeat the same procedure.

  Thus, by slightly changing the inclination or angle of the reference straight line, the rectangle having the largest area is set as the internal maximum rectangle from the generated rectangle group.

  However, this method is not always efficient because it requires an operation of generating a huge number of rectangles and comparing areas in the process of determining the internal maximum rectangle. On the other hand, in the present invention, the internal maximum rectangle can be detected relatively efficiently. A method for efficiently obtaining the internal maximum rectangle will be described later.

<How to move the point of interest>
Next, a method for moving the attention point P will be described. When the attention point P is moved on the lattice point 30a, if the attention point P is randomly moved, the processing becomes troublesome. Therefore, in the present embodiment, a method for efficiently moving the attention point P is applied.

  The movement of the point of interest P is performed, for example, by performing raster scanning (scanning following a number of parallel horizontal lines) from the upper left corner lattice point 30a to the lower right corner lattice point 30a in FIG. A method of covering all the lattice points 30a is conceivable.

  However, this method is not necessarily efficient because it is necessary to move the attention point P onto all the lattice points 30a. In this method, when the target graphic 31 is large, the processing time of the computer becomes long, which may cause a problem in terms of practicality.

  Therefore, in the present embodiment, attention is paid to the area of the maximum attention point rectangle 34 obtained at each lattice point 30a. FIG. 14A shows a target graphic 31 formed on a lattice plane 30 on the XY coordinate axes. FIG. 14B shows the area (number in the frame) of the maximum attention point rectangle obtained at each lattice point 30a.

  As shown in FIG. 14B, the area of the maximum rectangle of interest obtained at the lattice point 30a near the periphery (contour line) 31c of the target graphic 31 is small. Further, the area of the target point maximum rectangle gradually increases toward the center lattice point 30a of the target graphic 31.

  The method of moving the attention point P of the present embodiment (hereinafter referred to as the maximum value tracking scanning method) uses the above principle, and, as will be described below, the internal maximum rectangle formed in the target graphic 31. It is possible to efficiently reach the center point.

FIG. 15 is a diagram for explaining the maximum value tracking scanning method of the present invention. In FIG. 15, a symbol P indicates a point of interest, P0 to P7 indicate lattice points around the point of interest P, i indicates an X coordinate, and j indicates a Y coordinate. The grid points P0 to P7 are grid points in the vicinity of the target point P, and are collectively referred to as “8 neighbors”.

  In the maximum value tracking scanning method of the present invention, the area of the maximum of the attention point maximum rectangle at the attention point P set on an arbitrary lattice point and the rectangle formed around the surrounding lattice points P0 to P7 are the largest. Are respectively obtained (hereinafter referred to as a lattice point maximum rectangle).

  Next, the areas of the maximum lattice point rectangles at the respective lattice points P0 to P7 in the vicinity of 8 obtained above are compared, and any of the lattice points P0 to P7 where the area of the maximum lattice point rectangle is the maximum Move P.

  When the attention point maximum rectangle area obtained when the attention point P is moved to any of the lattice points P0 to P7 in the vicinity of 8 becomes smaller than the area of the attention point maximum rectangle before the movement. Then, the movement of the attention point P, that is, the scanning is finished. Of the maximum attention point rectangles obtained until the end of scanning, the maximum attention point rectangle having the largest area is the internal maximum rectangle.

  For example, as shown in FIG. 16, it is assumed that the first attention point is set to P (2, 1). The area of the maximum point-of-interest rectangle at the point of interest P (2, 1) and the lattice point maximum rectangle of the eight neighboring lattice points are obtained. In the present embodiment, the area 16 at the lattice point P7 (3, 2) is the largest.

  Therefore, the attention point P is moved to the lattice point P7 (3, 2). Then, the area of the maximum attention point rectangle at the attention point P (3, 2) after movement and the lattice point maximum rectangle at the lattice points P0 to P7 in the vicinity of the attention point P (3, 2) are obtained. Then, since the area of the grid point maximum rectangle at the grid point P7 (4, 3) is the largest, the attention point P is moved to this grid point P7 (4, 3).

  In this way, the point of interest P is moved to the lattice point having the largest area of the lattice point maximum rectangle. Then, the area 80 of the maximum point-of-interest rectangle at the point of interest P (5, 5) becomes larger than the area of the maximum rectangle of lattice points at the lattice points P0 to P7 in the vicinity thereof.

  Accordingly, the attention point P (5, 5) is the center of the maximum internal rectangle obtained inside the target graphic 31. FIG. 17 shows the internal maximum rectangle 34 at the point of interest P (5, 5).

  On the other hand, depending on the shape of the target figure, there are multiple grid points where the area of the maximum grid point rectangle is maximum, and the area of the maximum grid point rectangle obtained from these grid points is larger than the area of the true maximum internal rectangle. May be smaller.

  For example, as shown in FIG. 18 (a), when there are 6 horizontal grid points and 5 vertical grid points, the grids at 2 grid points P (3, 3) and P (4, 3) The area 16 of the point maximum rectangle is the maximum.

  As shown in FIG. 18B, when there are six horizontal grid points and four vertical grid points, four grid points P (3, 2), P (4, 2), The area 8 of the lattice point maximum rectangle in P (3, 3), P (4, 3) is the maximum.

  In this way, among the lattice points P0 to P7 in the vicinity of 8, the area of the maximum rectangular point of interest at the attention point P is the same, and the area is the largest among the lattice points P0 to P7 in the vicinity of the attention point P and 8. When it becomes, it processes as follows.

That is, when calculating the area of the maximum point of interest rectangle, the average value of the coordinate values at the eight neighboring grid points P0 to P7 where the area is maximum is calculated.

  For example, in FIG. 19A, there are two lattice points where the maximum area of the lattice point maximum rectangle is 16. The average value of the coordinate values of these lattice points P (3, 3) and P (4, 3) is (3.5, 3).

  In FIG. 19B, there are four lattice points where the area of the maximum lattice point rectangle has a maximum value of 8. The average value of the coordinate values of these lattice points P (3, 2), P (3, 3), P (4, 2), P (4, 3) is (3.5, 2.5). .

  Next, the point of interest P is moved to the position coordinates having the average value of the coordinate values calculated above. Then, the attention point maximum rectangle is calculated from the moved attention point P (3.5, 3) or P (3.5, 2.5). Thereby, the internal maximum rectangle can be detected more accurately.

  However, when the target graphic 31 is line symmetric or extremely concave polygonal, the maximum point-of-interest rectangle at the point of interest P does not become the maximum, and a plurality of lattice points among the lattice points P0 to P7 in the vicinity of eight. The area of the maximum lattice point rectangle in P0 to P7 may be maximized.

  In such a case, the scanning direction is branched in the direction of a plurality of lattice points where the area of the maximum lattice point rectangle is maximum. A search is performed using a plurality of scanning paths.

  For example, as shown in FIG. 20A, the area of the maximum attention point rectangle at the attention point P is 77, and the area of the maximum lattice point rectangle at the lattice points P0 (2, 2) and P4 (3, 2) is 99. To do.

  In this case, as shown in FIG. 20B, the point of interest P is moved to the lattice point P0 (direction A) and the lattice point P4 (direction B) having the larger area.

  After the attention point P is moved to the grid points P0 and P4, the areas of the attention point maximum rectangles at the respective attention points P after the movement are compared, and the attention point maximum rectangle having the larger area is set as the internal maximum rectangle. .

  In the present invention, the attention point P can be moved substantially linearly in the central direction of the internal maximum rectangle. On the other hand, in the conventional method of moving the attention point to all the lattice points by raster scanning, the scanning range is widened because of plane scanning, and unnecessary calculations are increased. For this reason, when the target figure is large, the processing time of the computer becomes long.

  It may be possible to narrow down the range to be scanned in some way and reduce the time spent on scanning, but the point at which the internal maximum rectangle in the target figure can be obtained is unknown at the start of scanning, and whether the narrowing range is valid Not out of prediction.

  On the other hand, the trajectory of the scanning range of the maximum value tracking scanning method of the present invention is a thin band as described above, and the point of interest proceeds in the direction of the lattice point where the internal maximum rectangle is obtained. The efficiency is higher than when examining the grid points.

  The effect is particularly high when the target graphic is large. In addition, since a lattice point that can obtain the maximum internal rectangle is often near the center of gravity of the target graphic in a convex polygon, further efficiency is achieved by setting the first attention point near the center of gravity of the target graphic. be able to.

Further, as shown in FIG. 21A, when the target graphic 31 has a concave polygon or other complicated shape, the target graphic 31 is divided into a plurality of triangles 37a as shown in FIG. ~ 37c
Divide into Then, one point of interest P is set in each of the divided triangles 37a to 37c.

  Next, as shown in FIG. 21 (c), scanning is performed by the maximum value tracking scanning method in the regions of the respective triangles 37 a to 37 c, and internal maximum rectangle candidates 41, 42, 43 that can be taken in the target graphic 31. Select.

  Then, as shown in FIG. 21 (d), among the three internal maximum rectangle candidates 41, 42, 43 obtained above, the internal maximum rectangle candidate 42 with the largest area is defined as the internal maximum rectangle 34.

<Processing flow by maximum value tracking scanning method>
FIG. 22 shows a processing flow by the maximum value tracking scanning method. Here, first, an attention point is set at an arbitrary position in the target graphic (S41). In this case, when the center of gravity of the target graphic is within the target graphic, it is preferable to set the first attention point near the center of gravity of the target graphic in order to increase scanning efficiency.

  Next, the attention point maximum rectangle and the lattice point maximum rectangle in a total of nine points including the attention point and the lattice points in the vicinity thereof are detected (S42). Next, it is determined whether or not the area of the maximum point-of-interest rectangle at the point of interest is larger than the area of the maximum lattice point rectangle at eight neighboring lattice points (S43).

  If it is determined in step 43 that the area of the maximum point of interest rectangle is larger than the area of the maximum lattice point rectangle at the eight neighboring lattice points, then the area of the largest lattice point rectangle among the eight neighboring lattice points. However, it is determined whether there is a grid point having the same area as the maximum rectangle of interest (S44).

  If it is determined in step 44 that there is no grid point having a grid point maximum rectangle that has the same area as the area of the maximum point of interest rectangle, the process ends.

  If it is determined in step 43 that the area of the maximum point-of-interest rectangle is not larger than the area of the maximum lattice point rectangle at the eight neighboring lattice points, then In step S45, it is determined whether there are a plurality of grid point maximum rectangles having the maximum area.

  If it is determined in step 45 that there are not a plurality of maximum grid point rectangles having the maximum area, then the point of interest is moved to the grid point having the maximum area of the maximum grid point rectangle among the eight neighboring grid points. (S46). Subsequently, the processing after step 42 is performed.

  If it is determined in step 45 that there are a plurality of maximum grid point rectangles having the largest area, then the scanning path is branched to the plurality of grid points (S49). Subsequently, the processing after step 42 is performed.

  If it is determined in step 44 that there is a grid point having a grid point maximum rectangle that has the same area as the area of the maximum point of interest rectangle, then an average value of coordinate values at the plurality of grid points is obtained. Then, the final attention point is moved to the coordinate value (S47).

  Next, the maximum target point rectangle at the final target point is detected, and this is set as the internal maximum rectangle (S48). Thereby, the process ends.

<Depreciation rate setting method>
After detecting the internal maximum rectangle of the target site, separate depreciation rates are set for the internal maximum rectangle and other portions (hereinafter referred to as “remaining land”). Then, the target site is evaluated based on these depreciation rates. The depreciation rate is the ratio of the value of the evaluation target land to the standard land value when the evaluation target land has a depreciation factor.

  As shown in FIG. 23, the portion corresponding to the maximum internal rectangle (rectangle abcd) 34 in the target graphic 31 of the rectangle ABCD is a portion that constitutes the essence of residential land use, and therefore no depreciation is basically performed.

  However, if the length of one side of the internal maximum rectangle 34 is too short, or if the area is too small, it will be subject to depreciation. In addition, the code | symbol 38 in FIG. 23 is a road.

  Further, the remaining space (triangle ADd, triangle ABb, triangle Ccb) obtained by removing the internal maximum rectangle 34 from the target graphic 31 often causes inconvenience as a site of a building, and is a part of inefficient use. To do. A method for setting the depreciation rate of the remaining land will be described later.

  In this way, by changing the depreciation rate between the internal maximum rectangle 34 of the target graphic 31 and the remaining place, an image area of a certain shape (one or more strokes used as a unit for the same purpose) and its image area. The overall depreciation rate will correspond one-to-one, making it possible to make the evaluation objective.

  However, in an actual real estate transaction, as shown in FIGS. 24 (a) and 24 (b), the length of the frontage and the road to the road 38, even if the area has the same area and the same shape of the target graphic 31. There is an idea that the depreciation rate of the shape depreciation changes depending on the form and the location, direction, etc. of the vacant lot (kuuchi: the part where the building is not built in the site). This is thought to be due to the fact that the ground conditions related to the shape are closely related to and influence other ground conditions.

For example, as shown in FIG. 25, when the internal maximum rectangle (rectangle abcd) 34 is obtained inside the target graphic (rectangle ABCD) 31 whose side AD is the frontage, the internal maximum rectangle 34 is obtained.
Eight regions d0 to d7 are formed around the inner maximum rectangle 34 by straight lines 50 to 53 obtained by extending the sides ab, bc, cd, and da. The internal maximum rectangle 34 is a region d8.

  In addition, among the remaining areas generated around the internal maximum rectangle 34, areas d 1, d 2, and d 3 on the opposite side of the road (tangent road) 38 as viewed from the internal maximum rectangle 34 are defined as “rear remaining areas” and on the road 38 side. Certain areas d5, d6, and d7 are referred to as “front residual areas”, and areas d0 and d4 between the rear residual areas d1, d2, and d3 and the front residual areas d5, d6, and d7 are referred to as “intermediate residual areas”.

  When the front residuals d5 to d7 and the rear residuals d1 to d3 are compared, since the front residuals d5 to d7 are connected to the road 38, it is considered that the utilization efficiency is higher than the rear residuals d1 to d3. .

  Therefore, the respective depreciation rates of the front residuals d5 to d7 and the rear residuals d1 to d3 are set so that the degree of depreciation is greater in the rear residuals d1 to d3 than in the front residuals d5 to d7. .

  For intermediate residuals d0 and d4, when connected to front residuals d5 to d7 (except when touching only at one point) or when connected to road 38 (contacting only at one point) In other cases, the depreciation rate of the front residuals d5 to d7 is applied, and in other cases, the depreciation rate of the rear residuals d1 to d3 is applied.

  FIG. 26 shows a case where the intermediate residual site d0 is in contact with the front residual site d6 only at one point. In this case, the depreciation rate of the rear residual site d3 is applied as the depreciation rate of the intermediate residual site d0.

FIG. 27 shows a case where the intermediate remaining space d4 is connected to the road 38. in this case,
The depreciation rate of the front residual site d6 is applied as the depreciation rate of the intermediate residual site d4.

  As shown in FIG. 28, whether or not the intermediate residues d0 and d4 are connected to the front remaining space d5 is determined based on whether or not the target graphic 31 is at least one of the front remaining spaces d5 or d7 on both sides of the internal maximum rectangle 34. Judge whether there is a part.

  In the example of FIG. 28, since a part of the target graphic 31 exists in the front remaining space d7 of the internal maximum rectangle 34, it is determined that the intermediate remaining space d0 is connected to the front remaining space d7.

  Whether or not the intermediate residuals d0 and d4 are connected to the road 38 is determined by whether or not the internal maximum rectangle 34 is in contact with the opening DA.

  In the example of FIG. 28, since the internal maximum rectangle 34 is in contact with the opening DA at the point d, it is determined that the intermediate residual space d4 is connected to the road 38.

  By judging based on such a standard, the remaining sites d0 to d7 are connected to the road 38 (hereinafter referred to as connection remaining sites) d0, d4, d5, d6, and d7. It can be distinguished into two types of remaining areas (hereinafter referred to as non-connected remaining areas) d1, d2, and d3.

  Different depreciation rates are set for the two types of connection residuals d0, d4, d5, d6, d7 and the non-connection residuals d1, d2, d3. As a result, even if the areas have the same shape and the same area, the depreciation rate can be changed depending on the length of the frontage DA, the form of contact with the road 38, the position of the open space, and the like. Thereby, it can be made to correspond with said view.

  For example, as shown in FIG. 29 (a), the depreciation rate of the rear residual d5 is applied to the intermediate residuals d0 and d4 that are not connected to the road 38. Further, as shown in FIGS. 29B and 29C, the depreciation rate of the front remaining land is applied to the intermediate remaining spaces d0 and d4 connected to the road 38.

<Depreciation rate setting process flow>
FIG. 30 shows a depreciation rate setting process flow. Here, first, a plurality of areas are formed on the basis of each side in the internal maximum rectangle of the target graphic, and nine areas are formed in the case of a square (S51).

Next, in which region the remaining place is located is examined, and a depreciation rate is set according to the position, direction, etc. of the remaining place (S52). Next, the depreciation rate of the entire target area is calculated by multiplying the area of each remaining area by the depreciation rate and dividing the total value by the total area of the target graphic 31 (S53).

<Depreciation rate setting process flow for intermediate remaining>
FIG. 31 shows the depreciation rate setting process flow for the intermediate remaining place. Here, first, the remaining area is divided into a front remaining area, a rear remaining area, and an intermediate remaining area (S61).

  Next, a separate depreciation rate is applied to the front remaining area and the rear remaining area (S62). Next, it is determined whether the intermediate remaining place is connected to the front remaining place (S63).

  If it is determined in step (S63) that the intermediate residual is connected to the front residual, then the depreciation rate of the front residual is applied to the intermediate residual (S64). Thereby, the process ends.

  If it is determined in step (S63) that the intermediate residual area is not connected to the front residual area, it is next determined whether or not the intermediate residual area is connected to the road (S65).

If it is determined in step (S65) that the intermediate remaining land is connected to the road, the processing after step (S64) is performed.

  If it is determined in step (S65) that the intermediate residual area is not connected to the road, then the depreciation rate of the rear residual area is applied to the intermediate residual area (S66). Thereby, the process ends.

<Method to reflect the orientation of the open space in the shape depreciation>
In order to reflect the orientation of the vacant space (the part of the site where the building is not built) in the shape depreciation, as shown in FIG. Ask. And about the remaining place in each area | region d0-d7, the depreciation rate according to the direction is set.

In the present embodiment, the orientations of the areas d0 to d7 are set as follows.
Direction of region d0: Direction of midpoint Q1 of edge ab viewed from center P of internal maximum rectangle 34 Direction of region d1: Direction of vertex b viewed from center P of internal maximum rectangle 34 Direction of region d2: Maximum internal rectangle 34 Orientation of the middle point Q2 of the side bc viewed from the center P of the region Direction of the area d3: Direction of the vertex c viewed from the center P of the internal maximum rectangle 34 Direction of the region d4: Midpoint of the side cd viewed from the center P of the internal maximum rectangle 34 Direction of Q3 Region d5: Direction of vertex d viewed from center P of internal maximum rectangle 34 Direction of region d6: Direction of midpoint Q4 of side da viewed from center P of internal maximum rectangle 34 Direction of region d7: Maximum internal Direction of vertex a viewed from the center of rectangle 34

<How to make a difference in the depreciation rate of the remaining land depending on the depth distance from the road surface>
In the present embodiment, the depreciation rate of the remaining land is set according to the distance from the remaining road. As shown in FIG. 33, when the portion near the road 38 and the portion far from the road (the back side) are compared for the target graphic 31, the portion far from the road 38 is considered to be less efficient. In the example of FIG. 33, the utilization efficiency of the rear remaining space d2 is inferior to the utilization efficiency of the front remaining space d6.

  Therefore, in the present embodiment, of the remaining sites d0, d2, and d6, the depreciation rate of a portion within a certain distance from the road (facing road) 38 facing the target graphic 31 and the depreciation rate of a portion exceeding the certain distance Make a difference.

  Thereby, the depth distance from the road 38 can be reflected about the depreciation rate of the remaining places d0, d2, and d6. In this case, the distance from the road 38 can be divided into two or more stages, and the depreciation rate can be changed for each stage.

  Thus, in the present invention, the maximum internal rectangle 34 that can be taken in the polygonal target graphic 31 that approximates the evaluation target place can be detected accurately and quickly. Therefore, the evaluation of the target place can be performed objectively and legitimately based on the shape of the internal maximum rectangle 34 and the remaining places d0 to d7.

<Second Embodiment>
In the first embodiment, among the attention point rectangles 34 formed by writing the circle 33 around the attention point P in the target graphic 31 and changing the radius R of the circle 33, the attention point rectangle 34 having the largest area is selected. Although the internal maximum rectangle is used, it is also possible to draw a diagonal line with the point of interest as an intersection without writing the circle 33 and detect the internal maximum rectangle based on this diagonal line.

  In this case, a first point of interest is set in the target graphic (polygon), and a rectangle having the first point of interest as an intersection of diagonal lines is defined as the first rectangle that is within the target graphic. Set.

Next, a plurality of points around the first point of interest are set as second points of interest, and the maximum rectangle that fits in the target graphic is a rectangle having the second points of interest as diagonal intersections. Set as second rectangle.

  Next, when the area of the first rectangle is larger than the area of the second rectangle, the first rectangle is detected as the internal maximum rectangle.

  Further, when any area of the plurality of second rectangles is equal to or larger than the area of the first rectangle, any second rectangle is set as a new first rectangle, A second attention point corresponding to the rectangle of 2 is set as a new first attention point.

  Next, the internal maximum rectangle can be detected by performing the same processing as described above using a plurality of points around the new first point of interest as the new second point of interest.

It is a figure which shows the function outline | summary of the evaluation system of the land based on the shape which concerns on embodiment of this invention. It is a figure which shows the shape each difference rate judgment part which concerns on embodiment of this invention. It is a flowchart which shows the process which calculates | requires the depreciation rate based on the shape which concerns on embodiment of this invention. It is a figure explaining the method to detect the internal largest rectangle which concerns on embodiment of this invention. It is a flowchart which shows the process which detects the attention point largest rectangle which concerns on embodiment of this invention. It is a figure explaining the method of detecting the attention point maximum rectangle which concerns on embodiment of this invention, and is a figure which shows the state which expands the radius of a circle. It is a figure explaining the method of detecting the attention point maximum rectangle concerning the embodiment of the present invention, and is a figure showing the state where the circumference of a circle and the outline of a subject figure intersect at two points. It is a figure explaining the method of detecting the attention point maximum rectangle which concerns on embodiment of this invention, and is a figure which shows the rectangle which makes an intersection and a symmetrical point a vertex. It is a figure explaining the method of detecting the attention point maximum rectangle which concerns on embodiment of this invention, and is a figure which shows the state in which the circumference of a circle | round | yen and the outline of an object figure cross in several points. It is a figure explaining the method to detect the attention point maximum rectangle which concerns on embodiment of this invention, and is a figure which shows the case where two or more attention point maximum rectangles centering on the same attention point are formed. It is a figure explaining the method of detecting the attention point maximum rectangle which concerns on embodiment of this invention, and is a figure which shows the state in which a circle includes a target figure. It is a flowchart which shows the process which detects the attention point largest rectangle centering on a certain attention point which concerns on embodiment of this invention. It is a figure explaining the method to detect the attention point maximum rectangle which concerns on a prior art example. It is a figure explaining the moving method of the attention point which concerns on embodiment of this invention, and is a figure which shows the area of the lattice point largest rectangle which can be set | placed on each lattice point. It is a figure explaining the moving method of the attention point which concerns on embodiment of this invention, and is a figure which shows the position coordinate of the attention point and the lattice point of 8 vicinity. It is a figure explaining the moving method of the attention point which concerns on embodiment of this invention, and is a figure explaining that the movement locus | trajectory of an attention point becomes strip | belt shape. It is a figure which shows an example of the internal largest rectangle which concerns on embodiment of this invention. It is a figure explaining the moving method of the attention point which concerns on embodiment of this invention, and is a figure explaining an example in case the several grid point with the largest area is adjacent. It is a figure explaining the moving method of the attention point which concerns on embodiment of this invention, and is a figure explaining another example in case the several grid point with the largest area is adjacent. It is a figure explaining the moving method of the attention point which concerns on embodiment of this invention, and is a figure explaining an example in case the several grid point with the largest area is mutually separated. It is a figure explaining the method to detect the internal largest rectangle of the object figure with the complicated shape which concerns on embodiment of this invention. It is a flowchart which shows the movement process of the attention point which concerns on embodiment of this invention. It is a figure explaining the method of calculating | requiring the depreciation rate of the remaining place which concerns on embodiment of this invention. It is a figure which shows the example from which the area which concerns on embodiment of this invention is the same, and a shape differs. It is a figure explaining the method of calculating | requiring the depreciation rate of the remaining place which concerns on embodiment of this invention, and is a figure which shows the state which divided the object figure into nine area | regions. It is a figure explaining the method of calculating | requiring the depreciation rate of the intermediate | middle residual place which concerns on embodiment of this invention, and is a figure which shows the case where the depreciation rate of a back residual is applied to the depreciation rate of an intermediate | middle residual place. It is a figure explaining the method of calculating | requiring the depreciation rate of the intermediate | middle residual place which concerns on embodiment of this invention, and is a figure which shows the case where the depreciation rate of a front residual place is applied to the depreciation rate of an intermediate | middle residual place. It is a figure which shows the case where the intermediate | middle residual place which concerns on embodiment of this invention faces the road. It is a figure explaining the method of calculating | requiring the depreciation rate of the intermediate | middle residual place which concerns on embodiment of this invention. It is a flowchart which shows the setting process of the depreciation rate which concerns on embodiment of this invention. It is a flowchart which shows the process which calculates | requires the depreciation rate of the intermediate | middle residual place which concerns on embodiment of this invention. It is a figure explaining the method of calculating | requiring the depreciation rate by the direction which concerns on embodiment of this invention. It is a figure explaining the method of calculating | requiring the depreciation rate of the intermediate | middle residual land which concerns on embodiment of this invention, and is a figure explaining the method of calculating | requiring the depreciation rate of residual land according to the distance from a road.

Explanation of symbols

DESCRIPTION OF SYMBOLS 1 Land evaluation system 10 Evaluation part 11 Shape / drawing input part 12 Drawing display part 13 Target figure input / control part 14 Target figure display part 15 Shape depreciation rate judgment part 16 Shape depreciation rate calculation part 17 Calculation result display part 18 Map information Database 19 Shape depreciation rate table storage unit 20 Network 21 Shape recognition unit 22 Internal maximum rectangle detection unit 23 Area setting unit 24 Depreciation rate setting unit 30 Grid plane 30a Lattice point 31 Target graphic 31a Vertex of target graphic 31b Side of target graphic 31c Target Figure outline 33 circle 33a circumference 34 internal maximum rectangle (attention point rectangle)
35, 36 Diameter line 38 Road 40 Internal largest rectangle 40a Perpendicular line P Attention point P0-P7 Grid point T1, T2 Vertex d0-d8 area

Claims (36)

An input means for receiving an input of a polygon approximate to the shape of the land to be evaluated;
An internal maximum rectangle detecting means for detecting an internal maximum rectangle having a maximum area among rectangles that can be taken in the polygon;
Degree of deformation with respect to the standard land shape as a reference for evaluation of the shape of the maximum internal rectangle, or the shape of the polygon excluding the maximum internal rectangle, and the road to the road in the area corresponding to each shape Corresponds to the area corresponding to the internal maximum rectangle of the polygon or the part excluding the internal maximum rectangle from the polygon from the condition including at least one of the presence or absence of a part and the distance from the area to the road A shape depreciation rate setting means for individually setting a depreciation rate indicating a depreciation rate with respect to the price of the standard land,
Means for evaluating the land to be evaluated by a total value obtained by multiplying at least the area of each region by the respective depreciation rate ,
The internal maximum rectangle detecting means forms the polygon on a lattice plane, arranges the vertex of the polygon on a lattice point of the lattice plane, and sets the first at any lattice point in the polygon . Set the attention point of
A rectangle having the first point of interest as an intersection of diagonal lines, and the largest rectangle that fits within the polygon is set as the first rectangle,
A plurality of grid points around the first attention point are set as second attention points, respectively.
A rectangle having the second point of interest as an intersection of diagonal lines, and a maximum rectangle that fits within the polygon is set as a second rectangle.
A land evaluation system based on a shape, comprising detection means for detecting the first rectangle as the internal maximum rectangle when the area of the first rectangle is larger than the area of the second rectangle. If any one of the plurality of second rectangles is equal to or larger than the area of the first rectangle, the second rectangle is set as a new first rectangle;
Setting the second attention point corresponding to any one of the second rectangles as a new first attention point;
The apparatus further comprises control means for executing detection by the internal maximum rectangle detecting means using the plurality of grid points around the new first attention point as a new second attention point. A land evaluation system based on the shape described in 1. An input means for receiving an input of a polygon approximate to the shape of the land to be evaluated;
An internal maximum rectangle detecting means for detecting an internal maximum rectangle having a maximum area among rectangles that can be taken in the polygon;
Degree of deformation with respect to the standard land shape as a reference for evaluation of the shape of the maximum internal rectangle, or the shape of the polygon excluding the maximum internal rectangle, and the road to the road in the area corresponding to each shape Corresponds to the area corresponding to the internal maximum rectangle of the polygon or the part excluding the internal maximum rectangle from the polygon from the condition including at least one of the presence or absence of a part and the distance from the area to the road A shape depreciation rate setting means for individually setting a depreciation rate indicating a depreciation rate with respect to the price of the standard land,
Means for evaluating the land to be evaluated by a total value obtained by multiplying at least the area of each region by the respective depreciation rate ,
The internal maximum rectangle detecting means forms the polygon on a lattice plane, arranges the vertex of the polygon on a lattice point of the lattice plane, and focuses on any lattice point in the polygon. And forming a circle having a circumference intersecting at least two points with the outer periphery of the polygon around the point of interest, and 2 of the intersections of the outer periphery of the polygon and the circumference of the circle Extracting a combination of two intersections, executing a process of forming a rectangle having the two intersections included in each combination as vertices and having all vertices on the circumference of the circle, and performing the process on the circle The plurality of rectangles are obtained by changing the diameter and moving the attention point to another lattice point and repeatedly executing the rectangle, and the rectangle having the largest area among the plurality of rectangles is the internal maximum To detect as a rectangle Evaluation system of land based on the shape of a butterfly. Means for setting each of the lattice points adjacent to the point of interest , which has not yet been set as the point of interest, as a candidate point of interest;
Means for calculating a second internal maximum rectangle at each of the candidate attention points by performing detection by the internal maximum rectangle for each of the candidate attention points;
The candidate attention forming the largest area of the second internal maximum rectangles when the area of any of the second internal maximum rectangles is larger than the area of the internal maximum rectangle at the target point Means for setting a point as a new point of interest and storing the area of the internal maximum rectangle at the new point of interest;
Any area of the second internal maximum rectangle of the respective well, if not greater than the area of the inner maximum rectangle in the point of interest, and means for determining the internal maximum rectangle in the point of interest, further comprising 4. The land evaluation system based on the shape according to claim 3,   When the rectangle having the maximum area is obtained at two or more grid points adjacent to each other, the attention point is moved to an intermediate point between the two or more grid points adjacent to each other, The land evaluation system according to claim 4, wherein the rectangle obtained by executing the process is the internal maximum rectangle.   When the rectangle having the maximum area is obtained at two or more grid points that are not adjacent to each other, the rectangle obtained at the two or more grid points that are not adjacent to each other is 6. The land evaluation system according to claim 4 or 5, wherein the maximum internal rectangle is used. When the polygon has a concave portion, the polygon is divided into a predetermined region including a protruding portion on a side of the concave portion and a region excluding the predetermined region,
Moving the attention point separately in the predetermined area and in the area excluding the predetermined area,
Among the rectangles obtained by moving the point of interest within the predetermined region, the rectangle having the largest area and by moving the point of interest within a region excluding the predetermined region. comparing the rectangle having the maximum area which is, land based the rectangle towards a large area in the shape of any one of claims 1 to 6, characterized in that the said internal maximum rectangular Evaluation system. When the area of the maximum internal rectangle is smaller than a predetermined value, the shape according to any one of claims 1 to 7, characterized in that below the reference depreciation rate of the region corresponding to the inner maximum rectangular Land evaluation system based on. Depreciation rate of the region corresponding to the inner maximum rectangle claimed in any one of 7 claim 1, characterized in that set on the basis of the positional relationship between the road the land frontage or that the land is in contact Land evaluation system based on the shape of the land. Depreciation rate of the region corresponding to the portion excluding the internal maximum rectangle of the polygon, the internal maximum positional relationship rectangular, or any one of claims 1 to 9, characterized in that set on the basis of the orientation Land evaluation system based on the shape described in one item . The depreciation rate of the area corresponding to the portion excluding the internal maximum rectangle of the polygon is divided by a straight line extending each side of the internal maximum rectangle, the portion excluding the internal maximum rectangle, The part is divided into a front residual located on the road side, a rear residual located on the opposite side of the road, and an intermediate residual located between the front residual and the rear residual. The land evaluation system according to any one of claims 1 to 10 , wherein the land evaluation system is based on the shape. The depreciation rate of the intermediate residual area is set in the same manner as the front residual area except when the intermediate residual area is in contact with the front residual area or the road, except when the intermediate residual area is in contact with one point. The land evaluation system based on the shape according to claim 11 , wherein the system is a land evaluation system. Computer
Receiving an input of a polygon that approximates the shape of the land to be evaluated;
Detecting an internal maximum rectangle having a maximum area among rectangles that can be taken in the polygon;
Degree of deformation with respect to the standard land shape as a reference for evaluation of the shape of the maximum internal rectangle, or the shape of the polygon excluding the maximum internal rectangle, and the road to the road in the area corresponding to each shape Corresponds to the area corresponding to the internal maximum rectangle of the polygon or the part excluding the internal maximum rectangle from the polygon from the condition including at least one of the presence or absence of a part and the distance from the area to the road Individually setting a depreciation rate indicating a depreciation ratio with respect to the price of the standard land,
Performing the step of evaluating the evaluation target land by a total value obtained by multiplying at least the area of each region by the respective depreciation rate ,
The step of detecting the internal maximum rectangle having the largest area among the rectangles that can be taken in the polygon,
Forming the polygon on a lattice plane, placing the vertex of the polygon on a lattice point of the lattice plane, and setting a first point of interest at any lattice point in the polygon ;
A rectangle that is an intersection of the first attention point and a diagonal line, and the largest rectangle that fits within the polygon is set as the first rectangle,
A plurality of grid points around the first attention point are set as second attention points, respectively.
A rectangle having the second point of interest as an intersection of diagonal lines, and a maximum rectangle that fits within the polygon is set as a second rectangle.
A land-based land evaluation method, comprising: detecting the first rectangle as the internal maximum rectangle when the area of the first rectangle is larger than the area of the second rectangle. If any one of the plurality of second rectangles is equal to or larger than the area of the first rectangle, the second rectangle is set as a new first rectangle;
Setting the second attention point corresponding to any one of the second rectangles as a new first attention point;
As a second point of interest new a plurality of lattice points in the surrounding of the new first point of interest, according to claim 13, characterized in that the step of detecting the internal maximum rectangle and further executes Land evaluation method based on shape. Computer
Receiving an input of a polygon that approximates the shape of the land to be evaluated;
Detecting an internal maximum rectangle having a maximum area among rectangles that can be taken in the polygon;
Degree of deformation with respect to the standard land shape as a reference for evaluation of the shape of the maximum internal rectangle, or the shape of the polygon excluding the maximum internal rectangle, and the road to the road in the area corresponding to each shape Corresponds to the area corresponding to the internal maximum rectangle of the polygon or the part excluding the internal maximum rectangle from the polygon from the condition including at least one of the presence or absence of a part and the distance from the area to the road Individually setting a depreciation rate indicating a depreciation ratio with respect to the price of the standard land,
Performing the step of evaluating the evaluation target land by a total value obtained by multiplying at least the area of each region by the respective depreciation rate ,
The step of detecting the largest internal rectangle having the largest area among the rectangles that can be taken in the polygon forms the polygon on a lattice plane and sets the vertex of the polygon on a lattice point of the lattice plane. Arranging a point of interest at any of the lattice points in the polygon, forming a circle having a circumference intersecting at least two points with the outer periphery of the polygon around the point of interest. A combination of two intersections of intersections between the outer periphery of the square and the circumference of the circle is extracted, the two intersections included in each combination are the vertices, and all vertices are placed on the circumference of the circle A plurality of rectangles are obtained by repeatedly executing the process by changing the diameter of the circle, moving the point of interest to another lattice point, and performing the process of forming a rectangle having The largest area of the rectangle Evaluation method for land based the rectangle shape, and detects as the internal maximum rectangle having. Setting each of the lattice points adjacent to the point of interest and not yet set as the point of interest as a candidate point of interest;
Calculating a second internal maximum rectangle at each of the candidate attention points by performing detection with the internal maximum rectangle for each of the candidate attention points;
The candidate attention forming the largest area of the second internal maximum rectangles when the area of any of the second internal maximum rectangles is larger than the area of the internal maximum rectangle at the target point Setting a point as a new point of interest and storing the area of the internal maximum rectangle at the new point of interest;
Further executing the step of determining the internal maximum rectangle at the point of interest if any area of the respective second internal maximum rectangle is not greater than the area of the internal maximum rectangle at the point of interest. The land evaluation method based on a shape according to claim 15 . When the rectangle having the maximum area is obtained at two or more grid points adjacent to each other, the attention point is moved to an intermediate point between the two or more grid points adjacent to each other, The land evaluation method according to claim 16 , wherein the rectangle obtained by executing the process is the internal maximum rectangle. When the rectangle having the maximum area is obtained at two or more grid points that are not adjacent to each other, the rectangle obtained at the two or more grid points that are not adjacent to each other is The land evaluation method based on a shape according to claim 16 or 17 , characterized in that the internal maximum rectangle is used. When the polygon has a concave portion, the polygon is divided into a predetermined region including a protruding portion on a side of the concave portion and a region excluding the predetermined region,
Moving the attention point separately in the predetermined area and in the area excluding the predetermined area,
Among the rectangles obtained by moving the point of interest within the predetermined region, the rectangle having the largest area and by moving the point of interest within a region excluding the predetermined region. The land based on the shape according to any one of claims 13 to 18 , wherein the rectangle having the largest area is compared, and the rectangle having the larger area is set as the largest internal rectangle. Evaluation method. Wherein when the internal maximum rectangular area is smaller than a predetermined value, as claimed in any one of 19 claims 13, characterized in that setting the internal maximum equivalent to the rectangular lower than the reference depreciation rate region Land evaluation method based on shape. Depreciation rate of the region corresponding to the inner maximum rectangle claimed in any one of claims 13 to 20, characterized in that set on the basis of the positional relationship between the road the land frontage or that the land is in contact Land evaluation method based on the shape of the land. Depreciation rate of the region corresponding to the portion excluding the internal maximum rectangle of the polygon claim 13 21 of which the positional relationship with respect to the internal maximum rectangular, or wherein the set based on orientation Land evaluation method based on the shape described in one item . Depreciation rate of the region corresponding to the portion excluding the internal maximum rectangle of the polygon area corresponding to the portion excluding the internal maximum rectangle in a straight line obtained by extending the sides of the region corresponding to the inner maximum rectangular Each of the divided areas is a front residual area located on the road side, a rear residual area located on the opposite side of the road, and an intermediate position between the front residual area and the rear residual area. 23. The land evaluation method based on a shape according to any one of claims 13 to 22 , wherein the land is set separately from the remaining land. The depreciation rate of the intermediate residual area is set in the same manner as the front residual area except when the intermediate residual area is in contact with the front residual area or the road, except when the intermediate residual area is in contact with one point. The land evaluation method based on a shape according to claim 23 , wherein On the computer,
Receiving an input of a polygon that approximates the shape of the land to be evaluated;
Detecting an internal maximum rectangle having a maximum area among rectangles that can be taken in the polygon;
Degree of deformation with respect to the standard land shape as a reference for evaluation of the shape of the maximum internal rectangle, or the shape of the polygon excluding the maximum internal rectangle, and the road to the road in the area corresponding to each shape Corresponds to the area corresponding to the internal maximum rectangle of the polygon or the part excluding the internal maximum rectangle from the polygon from the condition including at least one of the presence or absence of a part and the distance from the area to the road Individually setting a depreciation rate indicating a depreciation ratio with respect to the price of the standard land,
Performing the step of evaluating the land to be evaluated by a total value obtained by multiplying at least the area of each region by the respective depreciation rate ,
The step of detecting the internal maximum rectangle having the largest area among the rectangles that can be taken in the polygon,
Forming the polygon on a lattice plane, placing the vertex of the polygon on a lattice point of the lattice plane, and setting a first point of interest at any lattice point in the polygon ;
A rectangle that is an intersection of the first attention point and a diagonal line, and the largest rectangle that fits within the polygon is set as the first rectangle,
A plurality of grid points around the first attention point are set as second attention points, respectively.
A rectangle having the second point of interest as an intersection of diagonal lines, and a maximum rectangle that fits within the polygon is set as a second rectangle.
A shape-based land evaluation program, comprising: executing a step of detecting the first rectangle as the internal maximum rectangle when the area of the first rectangle is larger than the area of the second rectangle. If any one of the plurality of second rectangles is equal to or larger than the area of the first rectangle, the second rectangle is set as a new first rectangle;
Setting the second attention point corresponding to any one of the second rectangles as a new first attention point;
Wherein a second point of interest new a plurality of lattice points around the new first point of interest, according to claim 25, characterized in that the step of detecting the internal maximum rectangle, to further perform Land evaluation program based on shape. On the computer,
Receiving an input of a polygon that approximates the shape of the land to be evaluated;
Detecting an internal maximum rectangle having a maximum area among rectangles that can be taken in the polygon;
Degree of deformation with respect to the standard land shape as a reference for evaluation of the shape of the maximum internal rectangle, or the shape of the polygon excluding the maximum internal rectangle, and the road to the road in the area corresponding to each shape Corresponds to the area corresponding to the internal maximum rectangle of the polygon or the part excluding the internal maximum rectangle from the polygon from the condition including at least one of the presence or absence of a part and the distance from the area to the road Individually setting a depreciation rate indicating a depreciation ratio with respect to the price of the standard land,
Performing the step of evaluating the land to be evaluated by a total value obtained by multiplying at least the area of each region by the respective depreciation rate ,
The step of detecting the maximum internal rectangle having the largest area among the rectangles that can be taken in the polygon forms the polygon on a lattice plane and the polygon on each lattice point on the lattice plane. Arranging a vertex, setting a point of interest at any of the lattice points in the polygon, forming a circle having a circumference intersecting at least two points with the outer periphery of the polygon centered on the point of interest; A combination of two intersections is extracted from the intersections between the outer periphery of the polygon and the circumference of the circle, and the two intersections included in each combination are used as vertices, and all the circles on the circumference of the circle Performing a process of forming a rectangle having vertices, changing the diameter of the circle, moving the point of interest to another grid point, and repeatedly executing to obtain a plurality of the rectangles ; The largest of the plurality of rectangles Land evaluation program based on shape and detects the rectangle with a product as the internal maximum rectangle. Setting each of the lattice points adjacent to the point of interest and not yet set as the point of interest as a candidate point of interest;
Calculating a second internal maximum rectangle at each of the candidate attention points by performing detection with the internal maximum rectangle for each of the candidate attention points;
The candidate attention forming the largest area of the second internal maximum rectangles when the area of any of the second internal maximum rectangles is larger than the area of the internal maximum rectangle at the target point Setting a point as a new point of interest and storing the area of the internal maximum rectangle at the new point of interest;
Further executing the step of determining the internal maximum rectangle at the point of interest if any area of the respective second internal maximum rectangle is not greater than the area of the internal maximum rectangle at the point of interest. The land evaluation program based on the shape according to claim 27 . When the rectangle having the maximum area is obtained at two or more grid points adjacent to each other, the attention point is moved to an intermediate point between the two or more grid points adjacent to each other, 29. The land evaluation program according to claim 28 , wherein the rectangle obtained by executing the process is the internal maximum rectangle. When the rectangle having the maximum area is obtained at two or more grid points that are not adjacent to each other, the rectangle obtained at the two or more grid points that are not adjacent to each other is 30. The land evaluation method based on a shape according to claim 28 or 29 , wherein the internal maximum rectangle is used. When the polygon has a concave portion, the polygon is divided into a predetermined region including a protruding portion on a side of the concave portion and a region excluding the predetermined region,
Moving the attention point separately in the predetermined area and in the area excluding the predetermined area,
Among the rectangles obtained by moving the point of interest within the predetermined region, the rectangle having the largest area and by moving the point of interest within a region excluding the predetermined region. The land based on the shape according to any one of claims 25 to 30 , wherein the rectangle having the largest area is compared, and the rectangle having the larger area is set as the inner largest rectangle. Evaluation program. The shape according to any one of claims 25 to 31 , wherein when the area of the internal maximum rectangle is smaller than a predetermined value, a depreciation rate of a region corresponding to the internal maximum rectangle is set lower than a reference. Land evaluation program based on. Depreciation rate of the region corresponding to the inner maximum rectangle claimed in any one of claims 25 to 32, characterized in that set on the basis of the positional relationship between the road the land frontage or that the land is in contact Land evaluation program based on the shape of the land. Depreciation rate of the region corresponding to the portion excluding the internal maximum rectangle of the polygon claim 25, characterized in that to evaluate the positional relationship to the area corresponding to the internal maximum rectangular, or based on the orientation 34. A land evaluation program based on the shape according to any one of 33 . Depreciation rate of the region corresponding to the portion excluding the internal maximum rectangle of the polygon area corresponding to the portion excluding the internal maximum rectangle in a straight line obtained by extending the sides of the region corresponding to the inner maximum rectangular Each of the divided areas is a front residual area located on the road side, a rear residual area located on the opposite side of the road, and an intermediate position between the front residual area and the rear residual area. The land evaluation program according to any one of claims 25 to 33 , wherein the land evaluation program is set separately from the remaining land. The depreciation rate of the intermediate residual area is set in the same manner as the front residual area except when the intermediate residual area is in contact with the front residual area or the road, except when the intermediate residual area is in contact with one point. 36. The land evaluation program based on the shape according to claim 35 .

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