JP4327148B2 - Land price analysis system, method and program - Google Patents

Description

  The present invention relates to a land price analysis technique, and more particularly to a technique for analyzing a prevailing price of land within a certain range.

  Conventionally, land price announcements, land price surveys, inheritance tax, property tax line prices, etc. have been used as land price indicators. However, these pieces of information differ in price point, price level, and announcement method.

  That is, as for the public notice of land prices, the price on January 1 is announced in late March every year. The land price survey will be announced in late September every year on July 1st. The inheritance tax line price will be announced in early August every year on January 1st. Furthermore, as for the fixed property tax route price, the price on January 1 will be announced once every three years in principle.

  In addition, the price level of the land price announcement and land price survey are the same, but the inheritance tax route price is 80% of the land price announcement, and the fixed property tax route price is 70% of the land price announcement.

  The public announcement of land prices is made in the official gazette, the land price survey is announced in the official gazette, the inheritance tax route price is announced by the National Tax Agency on the inheritance tax route map, and the fixed asset tax route price, etc. Each method was announced.

  In addition, homepages that make these official land price data available on the Internet etc. have been announced by each organization, but the purpose is to publish the evaluation value that is the basis of taxation, etc. It was not an analysis of the prevailing price.

  Therefore, recently, in addition to these official land price data, transaction examples are stored in association with the position coordinates of a plurality of points on the electronic map, and by plotting the evaluation target points on the electronic map, A land evaluation technique (for example, see Patent Documents 1 and 2) that can easily perform land evaluation has been devised.

In these real estate evaluation techniques, a public announcement place, a reference place, or a transaction example is associated with a front road price in advance. Then, specify the target area to be evaluated on the map, select its front line price, and compare the front line price of this target area with the front line price of the announced land, reference land, and transaction example. It is configured to find the actual price of the ground.
Patent No. 2505142 Japanese Patent No. 3613473

  However, in the conventional real estate evaluation technology, it is assumed that the target site to be evaluated is specified.

  Therefore, it has not been possible to analyze the actual price at a point within a certain range centering on a predetermined public facility, for example, at a stage where the target site has not been specified.

On the other hand, at real estate brokerage sites, etc., without specifying the location of the target location, the actual price at a point in the vicinity of Sakai Elementary School, around what kind of street, within a certain area centered on public facilities, etc. Is often required.

  However, since the conventional method is based on the assumption that the location of the target location is specified as described above, it was not possible to obtain the actual price at a point within a certain range centering on public facilities. .

  For this reason, conventionally, when a prevailing price at a point within a certain range is determined without specifying a target place, a real estate agent or the like has responded with a market view based on experience. However, the actual price obtained in this way has a problem of low objectivity and accuracy.

  Conventionally, it has been necessary to specify the position of the evaluation target point and select the front line price. In this case, it is necessary to display a relatively small facility arrangement, an electronic house map with detailed information such as personal nameplate information, and digital data of road prices on the computer screens of an unspecified number of evaluators. The license fee is very high, which increases the cost.

  The present invention has been made in view of such problems, and by specifying a range of a certain extent, a land price analysis system that can easily analyze the prevailing price of a point included in the range at a low cost, It is an object to provide a method and a program.

In order to solve the above problems, the present invention employs the following means.
(1) The land price analysis system of the present invention is
Map display means for displaying a map;
Land price information storage means for storing land price information at a plurality of points included in the map;
A land price analysis target range designation means for receiving designation of a land price analysis target range having a predetermined area including a point to be subjected to land price analysis on the map;
By correcting the land price information of the plurality of points included in the land price analysis target range specified by the land price analysis target range specifying means according to a predetermined correction criterion, the points included in the land price analysis target range A prevailing price analysis means for calculating prevailing prices;
It is characterized by having.

  Examples of land price information include land price announcements, survey land prices, inheritance tax, and property tax line prices.

  In the present invention, for example, the actual price of land within a range of land price analysis having a certain size with the position of a public facility as a guide is obtained. For this reason, it is only necessary to identify the minimum administrative division, public facilities, relatively large private facilities and buildings.

  Therefore, since there is no need to specify the arrangement of relatively small private facilities and buildings, personal nameplate information, etc., the display level required for the map is low. Therefore, an inexpensive electronic map can be used.

  In addition, since the front line price is not specified on the map, it is not necessary to display the front line price on the map. For this reason, it is not necessary to display expensive digital data of road prices on the personal computer screens of an unspecified number of evaluators.

  (2) The map display level displays municipalities, streets, town blocks, public facilities, private facilities and buildings larger than the specified scale, and more detailed facilities, buildings, personal nameplate information, etc. To the extent that it does not.

The above-mentioned block refers to an area defined by permanent facilities such as roads, rivers, waterways, railways, track tracks, etc. according to the housing display method. 1 city block of the standard is a 3,000m ² ~5,000m ^2, 30 units approximately from the number of units 20 units.

  Thus, an inexpensive map can be used by making the display level of the map relatively rough. The display level of the map may be a level that displays more detailed information, for example, a house number, or a level that displays almost all facilities, buildings, and personal nameplate information.

  (3) The land price information storage means stores route price, land price fluctuation index, opening rate data indicating a ratio between the actual price and the published price, and regional factor data set for each area. Is preferred.

  (4) It is preferable to further include a land price model point creating unit that sets a plurality of land price model points on the line segment indicating the road price and stores the position coordinates of the land price model points and the land price information in association with each other. .

  In this case, since it is not necessary to display the route price as a line segment, it is not necessary to display expensive route price digital data on the personal computer screens of an unspecified number of evaluators. Moreover, the land price can be analyzed in more detail than when the line price is displayed as a line segment on the map.

  In addition, it is very easy to calculate the average value because it can convert the line price set by the non-uniform length line segment into the land price at the land price model points with almost uniform point intervals in the predetermined land price analysis target range. become.

  (5) The land price model point can be set to a point indicating both ends of the line segment indicating the road line price, and a point obtained by equally dividing the line segment by a predetermined length.

  (6) It is preferable that the land price analysis target range designating unit designates a range by a circle, an ellipse, or a polygon larger than a triangle on the map.

  (7) The correction criteria include time correction rate based on the ratio between the land price fluctuation index at the time of the route price and the land price fluctuation index at the evaluation date, and the opening ratio data based on the ratio between the published price and the actual price, Alternatively, it may be at least one of regional factors that are disparity rates of regional factors based on the environment.

  (8) It is preferable that the area displayed on the map is divided into a plurality of blocks, and the disparity rate of the regional factors is set for the blocks. In this case, the amount of data can be greatly reduced as compared with a method in which land price model points and regional factor disparity rates are associated with each other and stored.

  (9) It is preferable to further include an actual price display means for displaying the actual price. In this case, the actual price obtained can be immediately recognized by looking at the actual price display means.

  (10) The actual price display means may display the actual price as a histogram or display a typical value representing the actual price.

  (11) It is preferable to further comprise means for providing the map, the land price information, and the prevailing price to a user terminal on the network via an interface connected to the network.

  In this case, it is possible to perform land price analysis operations in the range of land price analysis at the user's terminal.

  (12) It is preferable to further include means for referring to the map, the land price information, and the actual price from a server on the network via an interface connected to the network. In this case, the configuration of the user terminal can be simplified.

  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.

  The above-described constituent elements can be combined with each other without departing from the gist of the present invention.

  According to the present invention, it is possible to easily perform land price analysis without using a map with a low display level such as sections, facilities, buildings, and the like, and displaying the front road price as a line segment on the map.

  Therefore, it is not necessary to use an inexpensive map and display expensive road value digital data on the personal computer screens of an unspecified number of evaluators (users), so that the cost can be reduced.

  In addition, by specifying a land price analysis target area that has a certain extent, mainly in public facilities, without specifying the land price analysis target point, land prices can be analyzed at points within that range. A person can easily specify a land price analysis target point and perform a land price analysis easily.

  Hereinafter, a land price analysis system, method and program according to the best mode (hereinafter referred to as an embodiment) for carrying out the present invention will be described with reference to the drawings. In addition, the structure of the following embodiment is an illustration and this invention is not limited to the structure of embodiment.

<Configuration of land price analysis system>
FIG. 1 shows a configuration of a land price analysis system 1 according to the present embodiment. This land price analysis system 1 includes a map database (map storage means) 11 for storing a map, a map display means 12 for displaying a map, and a land price information database (land price information) for storing various land price information at a plurality of points included in the map. Storage means) 13, land price analysis target range designation means 14 for receiving designation of a range to be subject to land price analysis on the map (hereinafter referred to as a land price analysis target range), a plurality of points (hereinafter referred to as “line price analysis line ranges”) A land price model point creating means 15 for storing the land price model point and the route price in association with each other, and a market price analyzing means 16 for analyzing the market price at the land price model point within the land price analysis target range. It has.

  The above-mentioned prevailing price is the amount of money that balances the demand between the seller and the buyer in an actual real estate transaction, that is, the market price of the real estate, which is the price attached in the actual transaction. When there is no transaction, it is generally estimated from the transactions around the land.

  The land price analysis system 1 also includes an analysis result display means 17 for displaying the actual price of the land price model point analyzed by the actual price analysis means 16 and a printing means 18 for printing the analysis result.

  In FIG. 1, reference numeral 19 denotes the Internet, and 20 denotes a personal computer (terminal device) connected to the Internet.

  Each of the components 11 to 18 is installed on a server on the Internet 19, for example, via a network. Each of these components 11 to 18 may be installed on a client server, for example, without going through the Internet 19.

  Next, the components 11 to 18 will be described. The map database 11 stores simple map data having a relatively low display level, as will be described below.

  The display level of the map data stored in the map database 11 is a city, a town, a block, a block, a public facility, a private facility and a building of a predetermined size or more, and more detailed facilities, buildings, and individuals. The display level is such that no nameplate information is displayed. For example, examples of the display level of the map data include Sakaimachi Gochome-Akagai.

Note that the display level is wider than the above, for example, 23 wards of Tokyo, ordinance-designated cities (Osaka, Kyoto,
Yokohama, Kobe, Nagoya, Kitakyushu, Sapporo, Kawasaki, Fukuoka, Hiroshima, Sendai, Chiba), the minimum administrative division (city), or a more detailed display level such as It is also possible to set the display level to display even nameplate information.

  As shown in FIG. 2, the map display means 12 displays a map 21 in a predetermined range including the area searched from the map database 11.

  Further, the map display means 12 acquires land price model points 54 a, 54 b, 54 c... Included in the same range as the displayed map 21 from the land price information database 13. Here, the acquired land price model points 54a, 54b, 54c... Can be displayed on the map of the map display means 12, or the color can be made transparent so as not to be displayed.

  The land price model points 54a, 54b, 54c,... Are points provided on the line segment 53 indicating the line price, as will be described later, and are created by the land price model point creating means 15, and the land price information database 13 Is remembered. In the present embodiment, the line segment 53 indicating the line price is not displayed on the map 21.

  The land price information database 13 stores various land price information. Examples of the land price information include route price, land price fluctuation index, opening rate data indicating the ratio between the prevailing price and the published price, and regional factor data based on the environment.

  The line price is used when calculating inheritance tax as is well known. In principle, land inheritance tax is calculated using the market price, but it is difficult to calculate the market price of all land. Therefore, the price per square meter along the road is used as the road price, and the land area is evaluated by multiplying the road price by the land area. Route prices are announced every year.

  The line price is generally represented as a line segment having two or more position coordinates including a start point and an end point on a road on an electronic map. That is, the line price is a line segment representing the same price range on the road.

  This route price is not limited to the above-mentioned inheritance tax route price, but may be a fixed asset tax route value or an arbitrarily decided route price as long as the range of the same price can be expressed as a line segment on the road.

  However, in the land price analysis system 1 of the present invention, as described later, the route price is only stored in the land price information database 13 and is not displayed on the map 21 displayed by the map display means 12. This is because the license fee for displaying the route price digital data on the personal computer screens of an unspecified number of evaluators (users) is relatively expensive.

  The land price fluctuation index is an index of land price fluctuations for each use of residential area, commercial area, industrial area, etc. in a predetermined area such as a municipality, for example, “Residential area in Sakai City”. It is set based on land price announcements, land price surveys, buying and selling cases, etc. at a plurality of points within the predetermined range. In this embodiment, the land price fluctuation index data for each city is stored as a land price fluctuation index code.

  The above land price change index averages the year-on-year change rate at the continuation point of the land price announcement or land price survey for each municipality and for each use, and creates an index with a certain time point as 100 by multiplying it every year. Is. For the rate of change up to the present since the latest public announcement of land prices or the latest land price survey was published, an index to date can be created by applying the most recent year-on-year rate of change.

  For the land price fluctuation index, a land price fluctuation index may be created for each of the land price announcement and land price survey, and the new one may be applied. Also, the land price fluctuation index may be created by averaging the land price fluctuation indices of the land price announcement and the land price survey. In the present embodiment, the land price fluctuation index is created by averaging the land price fluctuation indices of the land price announcement and the land price survey.

The open differential rate data indicates a Hirakisa ratio between market price and the pseudo-posted prices, in particular determined by the following equation.

  Opening rate data = (Land unit price after standardization of transaction example x Time correction rate to the time of road value) / (Inheritance tax road value in front of transaction example / 0.8)

Here, the significance of (inheritance tax line price in front of transaction example / 0.8) will be described. At present, the level of public evaluation is determined to be 80 for the inheritance tax route and 70 for the fixed property tax route when the published price is 100.

For this reason, by dividing the inheritance tax line price on the front of the transaction case by 0.8, the published price near the transaction case can be calculated in a pseudo manner. Similarly, when the fixed property tax route value of the transaction example is used, the published price near the transaction example can be calculated in a pseudo manner by dividing the fixed property tax route value by 0.7.

  For example, the opening ratio data is created for a predetermined range such as a municipality, or for each use such as a residential area, a commercial area, and an industrial area. The opening ratio data is stored in association with the above-mentioned municipality land price fluctuation index code, land price fluctuation index code by use, and the like. Further, the opening ratio data can be stored in advance in association with the coordinates on the map 21.

  In addition, the opening ratio data can be set to an appropriate numerical value such as an arbitrary constant, such as (1.1), (1.0), or (0.9), in an area where there are few trading examples. For example, if the opening ratio data is set to 1.1, 10% of the published price is regarded as the actual price, and if the opening ratio data is set to 0.9, 10% of the announced price is regarded as the actual price. Can do.

  In addition, the land unit price after the standardization correction of the transaction example is the land unit price after the standardization correction of the individual factors of the land. When there is a building in the transaction example, the building price is obtained by the following formula, and the building price is deducted from the transaction price.

Building price = Replacement cost x {1- (Elapsed years / Total useful life)}
Here, the replacement cost is, for example, the cost when the building is built again at that time.

  Thus, by subtracting the building price from the transaction price, the case with a building can be handled as an example equivalent to the case of landslide.

  Next, standardized correction of the individual factors will be described. The transaction example data has different values depending on individual factors of the land, such as corner lot, shape, area, and the like. So, for example, when comparing a standard drawing place and a transaction example, if the transaction example is a corner lot, (+7) points, if the shape is worse, for example (-2) points, if the area is large Is set to (−2) points or the like according to the size. In this case, the standardization correction is a total of (+3) points.

In this case, the price after standardization correction due to individual factors can be obtained by multiplying the price before correction (unit price) by 103/100 .

  The point correction rate at the time of the route price is obtained using the land price fluctuation index. In other words, the time point correction rate at the time of the route price is calculated by (the land price fluctuation index at the time of the route price price) / (the land price fluctuation index at the time of the transaction in the transaction example).

The above regional factor data is the disparity rate based on the environment that has a general influence on the price formation of real estate belonging to the region. This regional factor data includes various environments, such as place names, sunshine, ventilation, street width, distance to transportation facilities, distance to shopping malls, presence of disgusting facilities, noise, air pollution, each plot Area, arrangement and use status, cityscape, view, landscape, etc., city planning, use area, building coverage ratio, floor area ratio, etc.

  As shown in FIG. 3, the regional factor data is stored in association with, for example, a range designated by coordinates on the map 21 and the regional factor disparity rate. In this example, an area in a range 23 within 30 m from the main road 22 is set to a noise disparity rate of 2 points.

  As another example of this regional factor data, the area within 300m around the factory is 5 points for the regional disparity rate of air pollution, and 400m around the station is the regional disparity rate of the distance to transportation facilities +10 points. The same area as the place name can be set as the place name disparity rate + 3 points.

  For example, when the regional disparity rate of noise is -2 points, the regional disparity rate of air pollution is -5 points, the regional disparity rate of distance to transportation facilities is +10 points, and the disparity rate of place names is +3 points, The regional disparity rate, that is, regional factor data, is +6 points. In this case, by multiplying the price (unit price) of the local price model points by 106/100, it is possible to reflect in more detail the regional factors that could only be reflected in the route price unit.

  It is also possible to reflect regional factors that are difficult to reflect in the line price, such as the level of demand due to noise and place names.

  The disparity rate of the regional factor data is stored in association with the land price model points 54a, 54b, 54c. The land price model points 54 a, 54 b, 54 c... And the regional factor disparity rates are stored in the land price model point disparity rate database 55, as shown in FIG. 4, and stored in the land price information database 13. .

  This land price model point disparity rate database 55 is a one-to-one correspondence between the disparity rates of each regional factor (place name, sunshine, ventilation, etc.) for each land price model point 54a, 54b, 54c. .

  However, as described above, if the disparity rates of various regional factors are made to correspond to the local price model points 54a, 54b, 54c, etc. on a one-to-one basis, the amount of information becomes enormous, and the capacity of the land price information database 13 Becomes very large.

  Therefore, as will be described next, the range displayed on the map 21 can be divided into a plurality of blocks, and the disparity rate of each regional factor can be stored for each block. This method is particularly suitable for setting a disparity rate in place names, but can also be applied to other regional factors.

  For example, as shown in FIG. 5, it is assumed that there are B town, C town, D village, and E village around A town, and a road 22 is provided through A town, B town, and E village. The road 22 is provided with a line segment 53 showing the same line price through A town and B town. However, in the present invention, the line segment 53 is not displayed on the map.

  On the line segment 53, a plurality of land price model points 54a, 54b, 54c... Are provided. These land price model points 54a, 54b, 54c,... Are stored in association with their position coordinates and land price information.

  Here, for example, it is assumed that the land price analysis target range 24 including the line segment 53 is designated. The land price analysis target range 24 includes portions of A town, B town, and C town.

  On the other hand, as shown in FIG. 6, the area displayed on the map 21 is divided into, for example, a lattice shape, and a plurality of blocks A1, A2,.

  Further, as shown in FIG. 7, each block A1, A2,... Is associated with the position coordinates of the points included in the block A1, A2,. It is stored in the position coordinate database 56.

  Further, as shown in FIG. 8, disparity rates by place names are set for A town, B town, C town, D village, and E village, which are stored in the place name / disparity rate database 57.

When analyzing the prevailing price of land in the land price analysis target range 24 specified above, first, the positions of all land price model points 54a, 54b, 54c. The coordinates are retrieved from the block / position coordinate database 56 (see FIG. 7).

  Thereby, it can be understood which block and which place name the position coordinates of the local price model points 54a, 54b, 54c.

  Next, the place name / region disparity rate data table 57 is referred to, the place names to which the place value model points 54a, 54b, 54c,... Belong, and the areas at the place value model points 54a, 54b, 54c,. The disparity rate of factors is determined.

  In this way, by dividing the place name displayed on the map 21 into a plurality of blocks and setting the disparity rate for each block, the disparity rate between the land price model points 54a, 54b, 54c,. The amount of data can be greatly reduced as compared with the one-to-one correspondence storage method. Therefore, the capacity of the land price information database 13 can also be reduced.

In the case of setting the gap rate of local factors by place names, as described above, it is preferable to reduce the area of the finely divided and each block of the area near the border place name is changed.

  The reason for this is that, for example, there is a case where the disparity rate of a place name differs greatly between a famous place name and an adjacent place name. In such a case, the area near the boundary line is subdivided to reduce the block area. This is because the disparity rate of place names can be reflected more accurately.

  In the above embodiment, the range based on the place name is divided into a plurality of blocks. However, the area can be divided for each distance from public facilities and buildings, or divided into a plurality of blocks for each use of land.

  For example, if you are within 100m of the Shinkansen, change the block every 10m away from the Shinkansen. If you are within 500m away from the station, change the block every 50m away from the station. Within 200m from the bus stop. It can be divided arbitrarily, such as changing the block every 20m away from the bus stop.

  In addition to the above examples, generally known facilities and buildings including department stores (department stores), shopping centers, convenience stores, gas stations, and the like are preferable as facilities and buildings that are central to regional factors.

  In addition, among the blocks on the map, an area with particularly good (narrower) environment may be used as a block, and each block may be increased by 3 points. In any case, the amount of information in the database can be greatly reduced by setting the disparity rate of each regional factor for each block, with a range having a certain extent (the area including multiple land price model points) as a block. be able to.

  In the above embodiment, each place name is divided into a plurality of blocks, and the disparity rate is set for each block. However, the land price model point included in the place name is detected by an appropriate method, and the detected land price model is detected. The disparity rate of place names can be set for points.

  As a method for detecting a land price model point included in such a place name, a method for detecting the relationship between points and lines and the inside and outside of a polygon can be exemplified as is well known.

In this method, first, the relationship between a point (land price model point) and a line (land name boundary) is examined. The relationship between a point and a line corresponds to any one of “the point is on the left side of the line”, “the point is on the line or on the extension”, and “the point is on the right side of the line”.

  Then, after the positional relationship (one of the left, top, extension, or right) of a point (land price model point) with respect to the line (boundary of the place name) is determined, the point is a polygon (boundary of the place name) Check whether it is inside or outside. In this case, when each side of the polygon is rotated clockwise or counterclockwise, whether the point is on the right or left side of the polygon, the point is inside or outside the polygon. It is judged whether there is.

  For example, if a polygon (the boundary of a place name) is rotated counterclockwise, if the point (land price model point) is on the right side of the side, the point is determined to be inside the polygon, and the point is If it is on the left side of the side, it is determined that the point is outside the polygon. Such a determination can be automatically made by a personal computer or the like using the position coordinates of the boundary between the land price model point and the place name.

  In this way, it is possible to determine to which place name the land price model point near the boundary part of the place name belongs.

  As shown in FIG. 9, in the analysis target range specifying unit 14, as the land price analysis target range 24, an arbitrary range on the map 21, for example, a minimum administrative division, a public facility, a public building, etc. A circle of size is displayed.

  The land price analysis target range 24 can be displayed by a polygon having a triangle or more such as an ellipse or a rectangle instead of a circle. The size of these circles, ellipses, rectangles, and polygons can be changed according to the width of the land price analysis target range 24.

  The land price model point creating means 15 in FIG. 1 includes a coordinate conversion unit 51 and a calculation unit 52, as shown in FIG.

  In the coordinate conversion unit 51, as shown on the upper side of FIG. 11, a plurality of land price model points having a uniform interval on the line segment 53 indicating the line price stored in the land price information database 13 (see FIG. 1). 54a, 54b, 54c... Are set.

  In the present embodiment, a point indicating the start point and the end point of the line segment 53 indicating the line price, and a plurality of land price model points 54a, 54b, 54c,.・ Is set.

  These land price model points 54 a, 54 b, 54 c... Are stored in the land price information database 13 in association with their position coordinates and route prices.

  In the first place, the length and the number of the line segments 53 indicating the line price are artificially determined when dividing the same price range, dividing a block, or creating digital data. For this reason, if one of the line segments 53 indicating the line price is set to one land price model point, the distribution of the land price cannot be expressed accurately.

  Therefore, in the present invention, land price model points 54a, 54b, 54c,... Are provided at points indicating both ends of the line segment 53 indicating the line price, and at a plurality of points provided on the line segment 53 at a uniform interval, for example, 10 m.・ ・ Is set.

Thereby, as shown in FIG. 2, the same effect as that obtained by setting the land price model points 54a, 54b, 54c... On the road 25 of the map 21 at intervals of 10 m can be obtained.

  In this case, the position coordinate intervals of the land price model points 54a, 54b, 54c... Are not limited to 10 m and can be arbitrarily set to 20 m, 30 m,. .

  For example, in the case of a factory area or the like, since the land section is relatively large, the interval between the land price model points 54a, 54b, 54c,... Can be increased to about 30 m, for example.

  Further, the interval between the land price model points 54a, 54b, 54c... Is preferably set at a relatively narrow interval such as an interval of 10 m as long as it is about the size of a section of a general residential area. Thereby, the prevailing price can be analyzed for each section of residential land.

  Furthermore, for example, if the boundary area between the factory area and the residential area is designated as the land price analysis target range, the land price model point interval should be wide in the factory area, and the land price model point interval should be narrow in the residential area. Can happen.

  In such a case, the actual price can be calculated separately for the factory area and the residential area, that is, the actual price can be calculated for each application.

  As described above, a plurality of land price model points 54a, 54b, 54c,... Are set on the line segment 53 indicating the road price, and the position coordinates and the land price information are stored in association with each other, thereby reducing the road price. Compared with the case where the line segment 53 is used, the distribution of land prices can be analyzed more accurately.

  In addition, by setting land price model points 54a, 54b, 54c... On the line segment 53 indicating the line price, the distribution number of non-uniform line price information can be converted into a uniform point distribution. Analysis becomes easier, and more detailed and accurate analysis becomes possible.

In the calculation part 52 of FIG. 10 , as shown in the lower side of FIG. 11, land price model points 54a,
From the price of the line price corresponding to 54b, 54c,... These pseudo-announced prices are the land price model points 54a, 54b, 54c,.
Is stored in the land price information database 13.

At present, when the published price is set at 100, the level of official evaluation is 8
0, fixed property tax route price is 70 . In this embodiment, since the inheritance tax line price is used, the coefficient k is set to 0.8. Similarly, in the case of land price model points based on property tax route prices, the coefficient k is set to 0.7.

  The actual price analysis means 16 of FIG. 1 includes a search unit 61 and a land price analysis unit 62, as shown in FIG.

In the search unit 61, an area to be displayed is searched from the map database 11. In the land price analysis unit 62, for example, the land price analysis target range 24 (FIG. 5) designated by a circle.
(See below) The pseudo-announced prices at the land price model points 54a, 54b, 54c. As a result, land price model points 54a, 54b, 5
The actual price of 4c... Is calculated.
Actual price = pseudo-announced price x time correction rate x opening rate data x regional factor data disparity rate

  The above point correction rate is calculated by dividing the land price fluctuation index at the time of the price by the land price fluctuation index at the time of the price of the pseudo land price model point (time correction rate = land price fluctuation index at the time of price / pseudo price) Land price fluctuation index at the time of model point price). The price point in time can be as of the price analysis date or any price point specified in advance. The price point of the pseudo land price model point is the price point of the road price used when creating the land price model point.

  As described above, the opening ratio data is stored in association with the price fluctuation index code. As the opening rate data, the average value of the opening rate data corresponding to the municipalities and use districts where the land price model points 54a, 54b, 54c,... Are located can be acquired.

  Moreover, you may acquire the average value of the opening ratio data corresponding to a use zone classification within the predetermined range including the designated land price analysis object range 24 (refer FIG. 4). Further, the average value may be a mode value or a median value. Further, a standardized deviation may be acquired.

  The disparity rate of the regional factor data is stored in association with the range specified by the coordinates for each type of regional factor data. When the land price model points 54a, 54b, 54c,... Fall within the land price analysis target range 24 designated by the coordinates, they are multiplied by the disparity rate of the area factor data.

For example, when the land price model points 54a, 54b, 54c... Enter a range 23 of 30 m from a certain main road 22, as shown in FIG. The actual price is obtained by multiplying the publicly announced price by 0.98. Thereby, regional factor data can be reflected more finely.

  FIG. 13 shows a flowchart of the actual price analysis process by the actual price analysis means 16. In this actual price analysis process, land price model points 54a, 54b, 54c,... Are first created (S101).

  The land price model points 54a, 54b, 54c,.

  Next, a pseudo-announced price is obtained from the line price of the local price model points 54a, 54b, 54c... (S102). Next, based on the pseudo-announced price calculated above, the actual price of the local price model points 54a, 54b, 54c,... Is calculated (S103).

  As shown in FIG. 14, the analysis result display means 17 of FIG. 1 displays a histogram of the actual prices of the land price model points 54a, 54b, 54c. The typical price is a price representative of the actual price distributed, and the price corresponding to the value specified by the highest value, lowest value, average value, mode value, deviation value, etc., or their price range it can.

  In the printing means 18 of FIG. 1, as shown in FIG. 15, the map 21 displayed by the map display means 12, the land price analysis target range specification 24 specified by the land price analysis target range specification means 14, and the analysis result display means 17 are displayed. The actual price is printed.

  FIG. 16 shows a flowchart of the land price analysis method in the land price analysis system 1 of the present invention.

In this land price analysis method, first, the map database 11 is operated on the terminal by a user's operation.
The area to be displayed on the map display means 12 is searched from the map stored in (S110).

  Next, a certain range of the map 21 including the area searched from the map database 11 is displayed on the map display means 12 (S112). Here, for example, the land price analysis target range 24 is displayed by a circle or a polygon (polygon), and its size is adjusted. Thereby, the land price analysis target range 24 is designated, and when this is confirmed, for example, the analysis button 25 (see FIG. 4) is pressed (S113).

  Next, the actual price analysis means 16 analyzes the actual prices of the land price model points 54a, 54b, 54c..., And the analysis result display means 17 displays a histogram, a typical price, etc. of the analysis results (S114). .

  Next, when the operator presses a print button (not shown) on the screen, the map 21, the land price analysis target range 24, the actual price as a land price analysis result, and the like are printed (S115).

  As described above, the land price analysis system 1 of the present invention uses inexpensive map data having a low information display level, and expensive digital data of road prices on the personal computer screen of an unspecified number of evaluators (users). It is possible to easily analyze the actual price of land prices without displaying them. Therefore, significant cost reduction can be achieved.

  Also, by not specifying the position coordinates of the land price analysis target point, by specifying the land price analysis target point ambiguously, such as the smallest administrative division to which the land price analysis target site belongs, public facilities in the vicinity, large buildings, etc. Since the actual price of the land price at the land price analysis target point can be obtained, even the general public can easily analyze the actual price.

  Further, a plurality of land price model points 54a, 54b, 54c,... Are provided at even intervals on the line segment 53 indicating the road price, and the position coordinates and the road prices are provided on these land price model points 54a, 54b, 54c,. Are stored in association with each other, so that a more detailed and accurate analysis can be performed as compared with the case where the line price is displayed as a line segment.

  Further, since the land price model points 54a, 54b, 54c,... Have a uniform interval, it is easy to calculate an average value such as a prevailing price at each point in the land price analysis target range. Furthermore, the reliability of the average value is higher than when the average value such as the prevailing price is calculated based on the line segment indicating the non-uniform length of the line price.

It is a figure which shows the land price analysis system which concerns on embodiment. It is a figure which shows the map and land price model point which concern on embodiment. It is a figure which shows the regional factor data which concern on embodiment. It is a figure which shows the land price model point and disparity rate database which concerns on embodiment. It is a figure which shows the setting method of the disparity rate which concerns on embodiment. It is a figure which shows the method of setting a block to the place name which concerns on embodiment. It is a figure which shows the block and position coordinate database which concerns on embodiment. It is a figure which shows the place name and disparity rate database which concerns on embodiment. It is a figure which shows the land price analysis object range which concerns on embodiment. It is a figure which shows the land price model point preparation means which concerns on embodiment. It is a figure which shows the preparation method of the land price model point which concerns on embodiment. It is a figure which shows the actual price analysis means which concerns on embodiment. It is a flowchart of the prevailing price analysis process which concerns on embodiment. It is a figure which shows the land price analysis result which concerns on embodiment. It is a figure which shows the example of printing of the land price analysis result which concerns on embodiment. It is a flowchart which shows the land price analysis method which concerns on embodiment.

Explanation of symbols

DESCRIPTION OF SYMBOLS 1 Land price analysis system 11 Map database 12 Map display means 13 Land price information database 14 Land price analysis object range designation means 15 Land price model point creation means 16 Current price analysis means 17 Land price analysis result display means 18 Printing means 19 Internet 22 Main road 24 Land price analysis Target range 25 Analytical button 51 Coordinate conversion unit 52 Calculation unit 53 Line segment indicating road value 54a, 54b, 54c Land price model point 55 Land price model point / gap rate database 56 Block / position coordinate database 57 Place name / gap rate database 61 Search unit 62 Land Price Analysis Department

Claims (21)

Map display means for displaying a map stored in the map database;
The road price at a plurality of points included in the map, at least one of the line segment indicating the same range of the road price, and the opening price ratio data indicating the ratio between the land price fluctuation index and the actual price and the published price. Land price information storage means for storing;
The land price information storage unit calculates the position coordinates of a plurality of points obtained by dividing a line segment showing the same range of line prices as land price model points, associates the position coordinates of the land price model points and the road prices, and stores the land price information Land price model point creation means to be stored in the means;
A land price analysis target range designation means for receiving designation of a land price analysis target range having a predetermined area including the land price model points to be subjected to land price analysis on the map;
Based on the position coordinates of the land price model point included in the land price analysis target range specified by the land price analysis target range specifying means, the road price of the land price model point is read from the land price information storage means, and the land price model A time point correction rate based on a ratio of the land price fluctuation index at the time of the price corresponding to the land price model point and the land price fluctuation index at the evaluation date, read from the land price information storage means, to the route price of the point, and By multiplying at least one of the opening ratio data based on the ratio between the prevailing price and the announced price, the point prevailing price of the land price model point included in the land price analysis target range is calculated, and the land price analysis creating histogram according to point prevailing prices in the land price model points included in the target range, the land price analysis A market price analysis means for performing at least one of the set price range indicated by the point prevailing prices said point prevailing prices included in the elephant range is included in the determination and the land value analysis target range of typical price shown,
An actual price display means for displaying the created histogram, the determined typical price, or the set price range;
A land price analysis system characterized by comprising: The land price information storage means further stores a regional factor disparity score set for each type of regional factor for the point,
The market price analysis means further land prices analysis system according to claim 1, wherein the ratio of a predetermined value of the addition value obtained by adding the point number of local factors disparities, and calculates the market price for the point . The land price analysis system according to claim 1 or 2, wherein the space between the land price model points is uniform at least within each line segment . 2. The land price model point is set at a point indicating both ends of a line segment indicating the line price and a plurality of points obtained by equally dividing the line segment by a predetermined length. To 4. The land price analysis system according to any one of 3 to 4 . The land price analysis system according to any one of claims 1 to 4 , wherein the land price analysis target range designating unit designates a range by a circle, an ellipse, or a polygon greater than or equal to a triangle on the map. The land price analysis system according to claim 2 , wherein a region displayed on the map is divided into a plurality of blocks, and a score of the regional factor disparity is set for the blocks. And means for communicating with a user terminal on the network via the connected interface to the network,
The map, the created histogram, the determined representative price, or the set price range, any one of 6 claims claim 1, characterized in Rukoto displayed on the user terminal Land price analysis system according to item. A means for referring to the map, the created histogram, the determined typical price, or the set price range from a server on the network via an interface connected to the network. The land price analysis system according to any one of claims 1 to 7 . Computer
A land price analysis method for analyzing a prevailing price of a point included in the land price analysis target range by receiving designation of the land price analysis target range having a predetermined area on a map,
The computer includes at least a road price at a plurality of points included in the map, a line segment indicating the same range of the road price, a land price fluctuation index and a ratio between the actual price and the published price. And a land price information storage means for storing, the computer,
Displaying a map stored in a map database ;
It calculates the position coordinates of a plurality of point before Symbol line number is obtained by dividing a line segment indicating the same range as the land price model point, in association with the position coordinates and the route number of the land price model point, the land price information Storing in the storage means;
A land price analysis target range designation step for receiving designation of a land price analysis target range having a predetermined area including the land price model points to be subjected to land price analysis on the map;
Based on the position coordinates of the land price model point included in the land price analysis target range specified in the land price analysis target range specifying step , the road price of the land price model point is read from the land price information storage means, and the land price A time point correction rate based on a ratio of the land price fluctuation index at the time of the price corresponding to the land price model point and the land price fluctuation index at the evaluation date, which is read from the land price information storage unit, to the route price of the model point, and By multiplying at least one of the opening rate data based on the ratio between the actual price and the published price, a point actual price of the land price model point included in the land price analysis target range is calculated, and the land price creating histogram according to point prevailing prices in the land price model points included in the analysis target range, the land price analysis And performing at least one of the set price range indicated by the point prevailing prices said point prevailing prices included in the elephant range is included in the determination and the land value analysis target range of typical price shown,
Displaying the generated histogram, the determined typical price, or the set price range;
The land price analysis method characterized by performing. The land price information storing means stores the score of the set area factor disparity for each type of regional factors with respect to further the point,
Calculating the prevailing prices, the ratio further predetermined value of the addition value obtained by adding the point number of the local factors disparities with respect to the point, land prices according to claim 9, characterized in that to calculate the prevailing price Analysis method. The land price analysis method according to claim 9 or 10 , wherein an interval between the land price model points is uniform within at least each line segment . The land prices model points claim 9, characterized in that it is set to a plurality of points obtained by equally dividing point showing the ends of a line segment indicating the route number, and the line segment with a predetermined length To 11. The land price analysis method according to any one of 11 to 11 . The step of receiving designation of the land price analysis target range by the land price analysis target range designation means receives designation of the land price analysis target range by a circle, an ellipse, or a polygon greater than a triangle on the map. Item 13. The land price analysis method according to any one of Items 9 to 12 . The land price analysis method according to claim 10 , wherein an area displayed on the map is divided into a plurality of blocks, and a score of the regional factor disparity is set for the blocks. Perform the step of communicating with the user terminal on the network via the connected interface to the network,
The map, the created histogram, the determined representative price, or, the set price range, to any one of claims 9 to 14, characterized in Rukoto displayed on the user terminal The land price analysis method described. A line price at a plurality of points included in the map, a line segment indicating the same range of the line price, and at least one of the land price fluctuation index and the opening ratio data indicating the ratio between the prevailing price and the published price, In a computer having land price information storage means for storing ,
Displaying a map stored in a map database ;
It calculates the position coordinates of a plurality of point before Symbol line number is obtained by dividing a line segment indicating the same range as the land price model point, in association with the position coordinates and the route number of the land price model point, the land price information Storing in the storage means;
A land price analysis target range designation step for receiving designation of a land price analysis target range having a predetermined area including the land price model points to be subjected to land price analysis on the map;
Based on the position coordinates of the land price model point included in the land price analysis target range specified in the land price analysis target range specifying step , the road price of the land price model point is read from the land price information storage means, and the land price A time point correction rate based on a ratio of the land price fluctuation index at the time of the price corresponding to the land price model point and the land price fluctuation index at the evaluation date, which is read from the land price information storage unit, to the route price of the model point, and By multiplying at least one of the opening rate data based on the ratio between the actual price and the published price, a point actual price of the land price model point included in the land price analysis target range is calculated, and the land price creating histogram according to point prevailing prices in the land price model points included in the analysis target range, the land price analysis And performing at least one of the set price range indicated by the point prevailing prices said point prevailing prices included in the elephant range is included in the determination and the land value analysis target range of typical price shown,
Displaying the generated histogram, the determined typical price, or the set price range;
Land price analysis program characterized by having The land price information storing means stores the score of the set area factor disparity for each type of regional factors with respect to further the point,
Land prices according to the step of calculating the prevailing price claim 16, further by the ratio for a given value of the addition value obtained by adding the point number of the local factors disparities with respect to the point, and calculates the prevailing price Analysis program. The land price analysis program according to claim 16 or 17, wherein an interval between the land price model points is uniform within at least each line segment . The land prices model points from claim 16, characterized in that it is set a point showing the ends of a line segment indicating the route number, and the line segment at the point obtained by equally dividing a predetermined length 18 The land price analysis program according to any one of the above. In the step of receiving designation of the land price analysis target range by the land price analysis target range designating means, the land price analysis target range is designated by a circle, an ellipse, or a polygon greater than a triangle on the map. The land price analysis program according to any one of claims 16 to 19 . 18. The land price analysis program according to claim 17 , wherein a region displayed on the map is divided into a plurality of blocks, and a score of the regional factor disparity is set for the blocks.

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