JP4514300B2 - Real estate evaluation support system - Google Patents

Description

[0001]
BACKGROUND OF THE INVENTION
The present invention makes it possible to effectively use real estate in response to changes in the situation of owners and families over a long period of time from the construction of a new building until the end of its life and dismantling, especially in long-life houses that can be inherited between generations. The present invention relates to a real estate evaluation support system that enables the owner to know the evaluation of the real estate accurately and simply by himself / herself, as well as the relationship with the company operating the system when considering utilization.
[0002]
[Prior art]
For example, in a long-life house, the situation of the owner, family, etc. often changes over a long period of time that the building can be used. Depending on the situation, owners and related parties may consider renting or selling real estate consisting of buildings and land to a third party.
[0003]
[Problems to be solved by the invention]
However, the rent when renting and the transfer price when selling are important. Evaluation Although they are elements, their approximate values are generally difficult to know easily.
[0004]
In many cases, consult with a real estate agent and ask about the market price, but with a normal real estate agent, you can get detailed information on the structural specifications, interiors, equipment usage, renovation, maintenance history, etc. of individual buildings. However, it was difficult to evaluate the building.
[0005]
Also, for land, it was only enough to convey empirical forecast values based on transaction examples, or to estimate various criteria items relative to the land based on nearby reference price. In any case, if there is no suitable transaction example or reference price, if the land price fluctuates significantly, the basis for the evaluation must be weak, and eventually an appropriate and reasonable evaluation cannot be obtained. There were many things.
[0006]
In addition to the above, because the life of conventional houses was short, in the case of second-hand houses, so-called land myths combined with the emphasis on the value of land, the building was attached as an accessory. Since it was hardly evaluated, even if it was a long-lived house, there was a situation in which the value of the building was difficult to be legitimately evaluated, and as a result, it was difficult to properly evaluate the entire real estate consisting of the building and land.
[0007]
The present invention solves the above-mentioned problems, and the object of the present invention is to rent and / or transfer prices when renting second-hand houses, particularly long-lived houses and other real estate. It is difficult for the owner to know the reasonable value of the property accurately and simply, and when the real estate usage policy is not decided, it is difficult to explain the situation in detail by consulting with the real estate agent. In situations where it is not desirable to be offensive, real estate owners and even those involved in use know themselves directly and accurately and easily the rent and / or transfer price for the sale of the real estate. And provide a real estate evaluation support system that makes it possible to consider the direction of real estate use, whether rental or sale.
[0008]
[Means for Solving the Problems]
In order to achieve the above object, the invention according to claim 1 provides an individual property. Stores individual attribute data that includes key points of the building including floor plan information or history information of the building along with the time series of construction time and price cost Individual property database, Individual attribute matching reference data including price fluctuation rate matching reference data in which yearly and price fluctuation rates are associated, and building evaluation matching reference data in which the key points of the building are associated with evaluation values is stored. A real estate matching database; Individual attribute data for inputting the individual attribute data Input means; Computation processing means for calculating an assumed price for sale of the individual real estate, the computation processing means, for the individual real estate, the price at the time of new construction that is the price cost of the construction time of the individual attribute data Depreciation is calculated at a predetermined depreciation rate for the replacement price calculated by multiplying the price fluctuation rate quoted from the volatility reference data, and the individual attribute data of individual real estate is calculated based on the building evaluation reference It includes a building appraisal price calculation means that calculates the estimated building price to be sold by multiplying the adjustment value calculated by a predetermined calculation formula using the evaluation value related to the data that is the key point of the building obtained by collating with the data. It is characterized by that.
[0009]
The invention of claim 2 is the real estate evaluation support system according to claim 1, The floor plan information includes variability data of the floor plan or information on the possibility of extension / renovation, or the history information includes information on regular, occasional repair / update / renovation, renovation, It is characterized by that.
[0010]
The invention of claim 3 is the real estate evaluation support system according to claim 1, The history information includes deterioration information such as a roof and an outer wall, and the building appraisal price calculation means uses the refreshed adjustment amount calculated by obtaining an evaluation value related to the history information as the estimated price for sale as a reduction in price. correction It is characterized by doing.
[0011]
Further, the invention of claim 4 is the invention of claim 1. Any of ~ 3 In the real estate evaluation support system described in The individual attribute data of the individual real estate database includes the location of the individual real estate and access information such as rail, bus, walking time, etc., and data that is a key point of the land. The key points of the land are element model data such as distance from the nearest station, access information such as train, bus, walking time, etc., building model information that is standard second-hand housing information including rent evaluation items and building prices. Land evaluation verification reference data is included by associating the data with a predetermined evaluation value, and further, the market rent verification data by the nearest station indicating the market rent by the nearest station where the building of the building model information exists, and the nearest station Yield matching reference data that stores the distance matching distance and the yield for returning the rent to the investment amount. The calculation processing means has a database, the reference rent is compared with the nearest station-specific market rent verification data, and the reference rent corresponding to the nearest station where the individual real estate is located is extracted. To calculate the rent for land price calculation, extract the return yield by comparing the distance from the nearest station of the individual real estate with the yield verification reference data, and calculate the rent for land price calculation The land obtained by calculating the yield reduction investment amount, which is the investment amount returned by the yield, and calculating by the predetermined calculation formula for the price obtained by subtracting the building price of the building model from the yield reduction investment amount The land price corresponding to the site area of the individual real estate is calculated using the unit area price of the land, and the land key obtained by comparing the individual attribute data of the individual real estate with the land evaluation reference data is used for the land price. Is multiplied by the adjustment ratio calculated by a predetermined calculation formula using the evaluation value concerning the cement data comprises a land appraised calculating means for calculating the sale assumed land prices, It is characterized by that.
[0012]
Further, the invention of claim 5 is the invention of claim 1. ~ In the real estate evaluation support system described in any one of 4 The individual attribute data of the individual real estate database includes access information such as the location of individual real estate, railroad, bus, walking time, etc., and rent evaluation items related to buildings. The real estate verification database includes the evaluation element data of the location. Building model information, which is standard second-hand housing information including access information such as distance from a nearest station, railway, bus, walking time, etc., and rent evaluation items related to buildings, and distance from the nearest station, which is location evaluation element data Rent evaluation collation reference data that associates access information such as train, bus, walking time, etc. and rent evaluation items related to buildings with evaluation values based on the building model information, and further includes the building model information Rent matching reference database that stores the market rent matching data by nearest station that indicates the market rent by nearest station where the building exists. The calculation processing means collates the market rent collation data by nearest station for the individual real estate, extracts a standard rent corresponding to the nearest station where the individual real estate is located, Multiply the expected rent by multiplying the rent by at least the adjustment rate calculated by the predetermined formula using the predetermined evaluation value obtained by comparing the rent evaluation items of the individual real estate with the rent evaluation reference data. Has an assumed rent calculation means to calculate It is characterized by that.
[0013]
DETAILED DESCRIPTION OF THE INVENTION
An embodiment of a real estate evaluation support system according to the present invention will be specifically described with reference to the drawings. FIG. 1 is a block diagram showing an embodiment of the basic configuration of the system of the present invention. In FIG. 1, a first input means 1, a second input means 2, a collation instruction means 3, a storage means 4, an arithmetic processing means 5 and an output means 6 are shown, and their functions will be described in detail below.
[0014]
In an actual real estate evaluation support system, all necessary requirements will depend on the size of the company that operates it, the scope of work, the location of branches and sales offices, the presence of agents and the degree of cooperation, the status of real estate owners, etc. These means are arranged at a center such as the head office, a branch, an agency, etc., and further, a first input means, a collation instruction means and an output means are arranged at the owner.
[0015]
Specific devices and related devices that perform the functions of the respective means are computer-related systems and the like, and I / O devices, display devices, printing devices, terminal devices, central processing devices, recording media, server devices that are used as usual methods , A security device, an identification device, an encryption device, and a wired / wireless communication system that combines them, for example, a LAN, an intranet, the Internet, or the like. In addition, over the years, it will be modified as appropriate in accordance with changes in various factors and advances in equipment and hardware.
[0016]
The first input means 1, the second input means 2, and the collation instruction means 3 may be integrated as one input device such as a keyboard and a mouse, and these monitor display devices for operation confirmation are used together as conventional means. The monitor display device can also be used as a part of the output means 6.
[0017]
The storage unit 4 and the arithmetic processing unit 6 are practically unitized as a central processing unit having a CPU, a memory, and the like. The output means 6 only needs to be output in a form convenient for use, and what is only required to be visually recognized whenever necessary is displayed on a monitor device such as a CRT (cathode ray tube) or a liquid crystal display in a required layout, or For items that are stored and examined for a long period of time, a conventional device such as printing on a document can be used.
[0018]
The storage means 4 has an individual real estate database, a real estate collation database, and a rent collation database. The individual property database includes an individual building attribute file and an individual land attribute file.
[0019]
The real estate verification database includes a building attribute verification file and a land attribute verification file. The rent verification database includes a rent verification file and a yield verification file.
[0020]
The individual building attribute file stores individual building attribute data items related to the building of the individual real estate. In addition, it is convenient for management if management symbols are assigned to all the real estates targeted by the real estate evaluation support system.
[0021]
The individual building attribute data item is a data item that represents the characteristics of the building in relation to the building. Type, type, model number, appearance, hierarchy, total floor area, floor plan, material, interior interior, exterior exterior, water supply / drainage / electric power・ Utilities such as gas, electrical facilities such as lighting and communication lines, incidental facilities such as air conditioning and hot water supply, parking facilities, surrounding conditions of buildings such as gardens, remodeling status, regular and / or occasional repair / update / remodeling status The data items that are the key points of the building are recognized and grasped together with the time series such as construction time, grade, price cost, etc.
[0022]
The individual land attribute file stores individual land attribute data items related to the land of the individual real estate. The individual land attribute data item is a data item that represents the characteristics of the land in relation to the land, such as the location and related building coverage ratio and floor area ratio, access such as rail, bus, walking time, related roads, shopping facilities, Social infrastructure such as educational institutions / parks / hospitals, so-called disgusting facilities, topographical conditions such as elevation differences from surrounding land, site area, site shape, east-west / north-south / roadway status, etc. It is a point.
[0023]
The building attribute collation file contains basic elements related to building evaluation. information The building attribute collation data item for which a predetermined rank evaluation is performed and a standard collation standard is set is stored. For example, price fluctuation rate, present price rate, good / bad floor plan, interior / equipment remodeling status, extension / non-extension, long life variable rate (freedom of floor plan change / extension), roof / outer wall refreshment status, etc. It is. It also stores information on standard second-hand home building models.
[0024]
The land attribute verification file contains basic elements related to land evaluation. information The land attribute collation data items for which a predetermined rank evaluation is performed and a standard collation standard is set are stored. For example, the condition of the roadway, the width of the front road, the height difference between the road and the adjacent land, the presence or absence of nearby disgusting / hazardous facilities, the view / landscape, ventilation, sunshine, the irregularity of the site shape, future traffic, etc. included.
[0025]
The rent collation file includes standard rent, assumed rent for rent, rent for land price calculation, and so on. The standard rent is along the nearest location R It is a standard distance from the station, and the building age, type, size, etc. are calculated from a standard building model. R The actual distance from the station, the actual age, type, size, etc. Evaluation element (Evaluation value) The Use The rent for land price calculation is the nearest based on the standard rent. R It is calculated by correcting the actual distance from the station. Each of them has a required collation standard.
[0026]
The yield matching file includes the yield set with reference to the interest rate level of the financial market. R If there is a difference in yields resulting from station differences, the regional yield is set.
[0027]
The first input means 1 includes individual building attribute data items related to individual real estate buildings and individual land attribute data items related to land in the individual building attribute file and individual land attribute file of the individual real estate database of the storage means 4. Is for entering.
[0028]
The second input means 2 is for setting standard collation criteria in the building attribute collation file and land attribute collation file of the real estate collation database of the storage means 4 and the rent collation file and the yield collation file of the rent collation database. .
[0029]
In order to calculate a required numerical value, the collation instruction means 3 selects a necessary important data item in the individual building attribute file and individual land attribute file of the individual real estate as a building attribute collation file, a land attribute collation file, This is for instructing to collate with the collation criteria of the rent collation file and the yield collation file.
[0030]
Based on the collation instruction of the collation instruction means 3, the arithmetic processing means 5 interacts with various databases in the storage means 4 and based on the acquisition price at the time of new construction for one or more of the following, that is, the individual building. To the building verification file, calculate the replacement cost by taking into account the price fluctuation rate, depreciate this calculated value to calculate the basic present value of the building, Evaluation element (Evaluation value) The Use Calculate the estimated building price to be sold after adjustment, and calculate the base rent from the nearest station / building model for each individual property, and based on this calculated value, calculate the location / building Evaluation element (Evaluation value) The Use Calculate the expected rent for the rental with a correction and / or based on the base rent R Rent for land price calculation is calculated by taking into account the distance from the station, and the yield reduction investment amount is calculated based on this calculated value, and the land model price is calculated as the difference between this calculated value and the building model price. Calculate the unit area land price by dividing the land model price by the value obtained by dividing the total floor area of the model by the floor area ratio (the upper limit is set according to the residential use), and this calculated value and the site area The location of the product Evaluation element (Evaluation value) The Use It has a calculation processing function to calculate the assumed land price for sale after correction.
[0031]
The output unit 6 outputs the calculation processing result of the calculation processing unit 5 in a predetermined format.
[0032]
FIG. 2 is a block diagram showing the present embodiment. In this case, there are a head office, a branch, and an agency as a company that operates the system. The center device 13 is installed at the center of the head office, which is a central section that operates the real estate evaluation support system. The first input means 1, the second input means 2, the collation instruction means 3, the storage means 4, the arithmetic processing means. 5 and output means 6 and the like.
[0033]
The branch device 12 normally has the functions of the first input means 1, the collation instruction means 3, and the output means 6. For example, in a large-scale branch office, a part of the functions of the storage means 4 and the arithmetic processing means 5 is also provided. In preparation for emergencies, the crisis management system is also improved by installing a device similar to the center device 13 as a sub-center and providing a backup function.
[0034]
The agency device 11 normally has the functions of the first input means 1, the collation instruction means 3, and the output means 6. However, conventional means such as identification of an access permitted and a password are appropriately incorporated.
[0035]
The owner device 14 is installed in the real estate owner and normally has the functions of the first input means 1, the collation instruction means 3 and the output means 6. However, in addition to a terminal such as a personal computer connected to the Internet, Telephone devices can also be used. Furthermore, an apparatus developed according to the progress of hardware is also used as appropriate.
[0036]
The center device 13, the branch device 12, the agency device 11, the owner device 14, and the like are appropriately coupled to each other using a communication method such as wired or wireless.
[0037]
Each calculation process of the real estate evaluation support system of the present invention will be described below. First, the calculation processing for calculating the assumed rent for renting individual real estate will be described.
[0038]
FIG. 3 is stored in the building attribute collation file for calculating the base rent. It is model information of the building It is a matrix figure which shows a "building model". Here is a standard second-hand house Built object of MODE And The building attribute data item, that is, the nearest R The distance from the station, age, floor area, floor plan, floor plan, number of floors, etc. are set.
[0039]
A rent corresponding to the nearest station where the individual real estate is located is extracted from a rent collation file (not shown) indicating a rent price by nearest station where the building model exists, and this is set as a “reference rent”.
[0040]
FIG. 4 shows the rent for calculating the assumed rent for rent by comparing the individual land attribute data item of the location of the individual real estate and the building with the individual building attribute data item based on the “reference rent” It is a matrix figure which shows the example of a collation file.
[0041]
The evaluation items set in the rent verification file are Evaluation element (Evaluation item) As the nearest R The distance from the station is the time required for walking or bus service. Of FIG. Set in the building model Distance from the nearest station Set 7 minutes to 0 . Less than The building age, total floor area, floor plan, floor plan content, floor number, and the like set in the building model in FIG. ) Is set.
[0042]
Also, the building Evaluation element (Evaluation item) The building age, floor plan content, number of floors, interior / equipment, etc. (the same applies below), and each evaluation point is set. This is used to evaluate both the location and the building for the individual property. In value Applicable evaluation point To calculate the total rating, and then add 100 to the total rating and divide by 100 Fee "Evaluation rate (decimal display)" is calculated.
[0043]
On the other hand, the “total floor area ratio” is calculated by dividing the total floor area of the individual real estate building by the total floor area of the building model of FIG. Finally, the above-mentioned “reference rent” and “rent” Fee Calculate the assumed rent for rent by multiplying the “evaluation rate” and “total floor area ratio”.
[0044]
Second, calculation processing for calculating an assumed building price for the sale of individual real estate will be described. FIG. 5 is a matrix diagram showing an example of a building attribute collation file for calculating an assumed building price for sale based on a building acquisition price at the time of new construction.
[0045]
“ (1) The “re-purchasing price” is a price when a building identical to the original newly constructed building is newly constructed at the present time, and is calculated by adjusting the “acquisition price at the time of new construction” with the price fluctuation rate.
[0046]
Specifically, as the price fluctuation rate, the “construction cost ratio by contract year” illustrated in FIG. 6 is used, and the “acquisition price at new construction” is multiplied by the “construction ratio by contract year”. (1) "Re-procurement price" is calculated (Fig. 5 (1) Applicable calculation formulas are applied).
[0047]
Furthermore, “ (1) As a method of depreciating the "repurchase price" (2) Corrected by “present value rate” (Fig. 5 (2) (Applicable calculation formula of No. is applied), and “Basic building present value” is calculated. If the building is expanded, the same calculation method is used, assuming that the expanded portion was expanded when the building was newly constructed. (3) “Extended price” is calculated.
[0048]
Furthermore, “ (3) The “expanded part price” is depreciated from the time of actual extension, that is, “ (Four) It is corrected by “extended part present price rate” (Fig. 5 (Four) Apply the corresponding calculation formula of), and calculate the “Expansion Department Basic Present Value”.
[0049]
In this case, the “building basic cost” of the entire building is a numerical value obtained by adding up the basic building present price of the initial newly built part and the basic building present price of the extension part. In addition, when it is extended several times, it calculates similarly.
[0050]
Here, the history of the building in the “building basic cost” of the individual real estate Information evaluation element (Evaluation value) The Use In order to correct the correction, the “adjustment rate” (“ (Five) Floor plan adjustment rate "," (6) Reform adjustment rate "," (7) Long life variable rate ”(freedom of floor plan change and extension)) and“ adjusted price ”(“ (8) “Refresh adjustment” (a reduction calculated by evaluating the deterioration of the roof, outer wall, etc. from the history information recorded in the building attribute file)).
[0051]
In the actual system, depending on the trend of the times, Evaluation It will be operated as a system that matches the actual situation by revising the items of the elements and their evaluation scores. " (Five) In calculating the “floor adjustment rate”, evaluation items such as storage area rate, ventilation, lighting, flow planning, regional characteristics, historical characteristics, and silver care are evaluated.
[0052]
FIG. 7 is a matrix diagram illustrating an example of a collation criterion (each evaluation item and evaluation point setting) for calculating the floor plan adjustment rate. For example, for the storage area, the score corresponding to the storage area ratio obtained by dividing the total storage area by the total floor area is the evaluation score (standard 7% to 8% is set to evaluation score 0, and so on). .
[0053]
Similarly other than storage area Evaluation element (Evaluation item) As for, an evaluation score is obtained, and each evaluation score is added up to calculate an “evaluation sum”. Furthermore, 100 is added to “evaluation total”, and it is divided by 100 to obtain “ (Five) The floor plan adjustment rate "(decimal display) is calculated (Fig. 5 (Five) Applicable calculation formulas are applied).
[0054]
Similarly, " (6) Reform adjustment rate "," (7) Similarly, the “long life variable rate” is collated with the respective collation criteria (not shown) to obtain the numerical values (decimal display) (FIG. 5). (6) , (7) Applicable calculation formulas are applied). Finally, the “adjustment rate” ( (Five) × (6) × (7) ) And then “adjusted price” (“ (8) Subtract the “refresh adjustment price”) to calculate the assumed building price for sale (applying the formula for “building appraisal price” in FIG. 5).
[0055]
Third, the calculation process for calculating the assumed land price for the sale of individual real estate will be explained. FIG. 9 is a matrix diagram showing an example of a land attribute collation file for calculating an assumed land price for sale. Here, first, the above-mentioned “reference rent” is collated with the rent collation file (see FIG. 4), and the “closest R Corrected by the evaluation point of “distance from station”, “rent for land price calculation” is calculated.
[0056]
This "Rent for land price calculation" Check the yield matching file for the local yield Is the amount of investment Calculate “yield return investment”. FIG. 8 is a matrix diagram illustrating an example of regional yield matching criteria stored in a yield matching file. At present, there is a difference in yield depending on the nearest station along the railway.
[0057]
Next, the “building model” is calculated from the “yield return investment amount”. "of Subtract the price (see Figure 3) Land price "Case" is calculated. Before Land price The numerical value obtained by dividing the “total floor area” of the building model (see FIG. 3) by the “floor ratio” of the location stored in the individual land attribute file (not shown) (set an upper limit according to the residential use) To calculate the “unit area land price”. Furthermore, it is stored in the individual land attribute file. Individual property Multiply by "site area" Individual property Calculate “temporary land price”.
[0058]
Here, the location stored in the individual land attribute file Evaluation element (Evaluation value) The Use In order to make corrections, the total evaluation points corresponding to the evaluation items such as scale correction, roadway conditions, front road width, height difference from the road, view / landscape, noise / vibration, etc. are calculated, The value obtained by adding 100 to the total evaluation is divided by 100 to obtain the “land price evaluation rate”.
[0059]
Finally, the “provisional land price” is multiplied by the “land price appraisal rate” to calculate the assumed land price for sale (the land appraisal price calculation formula in FIG. 9 is applied).
[0060]
FIG. 10 shows that the individual building attribute data item and the individual land attribute data item are input to the individual building attribute file and the individual land attribute file, respectively, and the calculation processing of the assumed rent and / or real estate price of the sale is collated and instructed. It is a flowchart which shows the process sequence which outputs these numerical values.
[0061]
Each attribute data item is normally input when the data is generated / modified, and then the collation instruction / output is performed when necessary. However, the input of each attribute data item is complete for the property. In such a case, input / collation / instruction is performed in series.
[0062]
FIG. 10 shows an example (see FIGS. 1 and 2) in which the input / collation instruction / calculation processing / output is performed between the owner device 14 and the center device 13. Since the owner device 14 is not always connected to the center device 13, the owner device 14 is connected to the center device 13 in step S1001.
[0063]
As a connection method, wireless, wired, optical fiber, or the like is appropriately used. In step S1002, the attribute data items to be input on the monitor screen of the owner device 14 are displayed as a guide in a predetermined layout, order, and the like.
[0064]
In step S1003, from the first input means 1 (see FIG. 1) of the owner device 14, the building attribute data items and land attribute data items related to individual real estate are stored in the building attributes of the storage means 4 (see FIG. 1) of the center device 13. Input to file, land attribute file.
[0065]
Further, in step S1004, the calculation processing of the assumed rent and / or sale price for the real estate is collated and specified calculation processing is performed. In step S1005, the assumed rent and / or sale price for rent is output. After completing the series of input processes, the owner device 14 is separated from the center device 13 in step S1006.
[0066]
The input / verification instruction from the owner device 14 has been described above, but the same applies to the case from the center device 13, the branch device 12, and the agency device 11.
[0067]
FIG. 11 is a flowchart showing an embodiment in which standard collation criteria are set and input in a building attribute collation file, a land attribute collation file in the real estate collation database, and / or a rent collation file in the rent collation database, and a yield collation file.
[0068]
In FIG. 11, setting input is performed by the center device 13 (see FIG. 2). In step S1101, collation criteria are set from the second input means of the center device 13 to the building attribute collation file of the storage means 4 (see FIG. 1).
[0069]
Similarly, in step S1102, collation criteria are set in the land attribute collation file. In step S1103, collation criteria are set in the rent collation file. In step S1104, collation criteria are set in the yield collation file.
[0070]
In FIG. 11, step S1101 to step S1104 are linearly arranged for illustration, but the order of the setting process may be reversed, and only one of them may be set and inputted at a certain time. There may also be revisions, additions and deletions.
[0071]
In addition, although the collation reference may be set from the branch device 12, it is performed in the same manner.
[0072]
【The invention's effect】
Since the present invention has the above-described configuration and operation, the standard rent of the nearest station and building model is calculated when evaluating the rent and / or sale transfer price of second-hand houses in the real estate market. Value of the property Evaluation element (Evaluation value) The Use It is possible to accurately and easily calculate the expected rent for reasonable rent by taking into account corrections.
[0073]
In addition, the estimated building price to be sold is calculated by correcting the various information on the building, including the structure and specifications at the time of new construction, the interior, equipment, etc., and the history of subsequent renovations and maintenance. It becomes possible to remarkably increase the validity of.
[0074]
Furthermore, with regard to land, paying attention to the profitability of real estate, introducing extremely objective indicators, calculating real estate prices accurately and simply based on the criteria, subtracting the assumed building price from this calculated value, Estimated land price for sale can be calculated. Furthermore, the owner can directly know the rent for the property and / or the transfer price for the sale.
[Brief description of the drawings]
FIG. 1 is a block diagram showing an embodiment of a basic configuration of the present invention.
FIG. 2 is a block diagram showing an embodiment of a device to be arranged.
FIG. 3 is a matrix diagram showing an example of a “building model” stored in a building attribute file for calculating a reference rent.
FIG. 4 is a matrix diagram showing an example of calculation formulas and verification criteria (each evaluation item and evaluation point setting) stored in a rent verification file for calculating an assumed rent for rent based on the reference rent.
FIG. 5 is a matrix diagram showing an example of a calculation formula stored in a building attribute collation file for calculating an assumed building price for sale.
FIG. 6 is a matrix diagram showing an example of a construction cost ratio by contract year as a price fluctuation rate stored in a building attribute collation file.
FIG. 7 is a matrix diagram showing an example of floor plan adjustment rate collation criteria (each evaluation item and evaluation point setting) stored in a building attribute collation file;
FIG. 8 is a matrix diagram showing an example of regional yield matching criteria stored in a yield matching file.
FIG. 9 is a matrix diagram showing an example of calculation formulas and verification criteria (each evaluation item and evaluation score setting) stored in a land attribute verification file for calculating an assumed land price for sale.
FIG. 10 is a flowchart illustrating an embodiment in which each attribute data item is input to each attribute file, a calculation process is collated, and a result is output.
FIG. 11 is a flowchart illustrating an embodiment in which collation criteria are set and input to various collation files.
[Explanation of symbols]
1 ... First input means
2. Second input means
3 ... Collation instruction means
4. Storage means
5 ... Arithmetic processing means
11 ... Agency equipment
12 ... Branch equipment
13 ... Center equipment
14 ... Owner equipment

Claims (5)

An individual real estate database in which individual attribute data is stored that includes key data of the building including floor plan information or history information of individual real estate along with the time series of construction time and price cost ;
Individual attribute matching reference data including price fluctuation rate matching reference data in which yearly and price fluctuation rates are associated, and building evaluation matching reference data in which the key points of the building are associated with evaluation values is stored. A real estate matching database;
Individual attribute data input means for inputting the individual attribute data ;
Computation processing means for calculating an estimated sale price for the individual real estate ,
The arithmetic processing means includes :
For the individual real estate, with respect to the replacement cost calculated by multiplying the acquisition price at the time of construction, which is the price cost at the time of construction of the individual attribute data, by the price fluctuation rate quoted from the price fluctuation rate comparison reference data, Calculate the depreciation at the depreciation rate ,
In addition, the assumed building for sale is multiplied by the adjustment rate calculated by a predetermined formula using the evaluation value related to the data that is the key point of the building obtained by comparing the individual attribute data of the individual real estate against the building evaluation reference data. A real estate valuation support system including a building appraisal price calculation means for calculating a price . The floor plan information includes variability data of the floor plan or information on the possibility of extension and reconstruction ,
2. The real estate evaluation support system according to claim 1, wherein the history information includes information on regular, occasional repair / update / renovation and renovation . The history information includes deterioration information such as a roof and an outer wall, and the building appraisal price calculation means uses the refresh adjustment amount calculated by obtaining the evaluation value related to the history information as the estimated price of the sale as a reduction in price. It correct | amends, The real estate evaluation assistance system of Claim 1 characterized by the above-mentioned . In the individual property data of the individual real estate database ,
Includes individual real estate location and access information such as train, bus, walking time, etc., and key data for land
In the real estate verification database ,
Building model information, which is standard second-hand housing information including access information such as distance from the nearest station, railway, bus, walking time, rent evaluation items and building prices, which are evaluation element data of the location ,
Land evaluation collation reference data is included by associating data that is the key point of land with a predetermined evaluation value ,
In addition ,
Nearest station market rent matching data indicating market rent by nearest station where the building of the building model information exists ,
Yield matching reference data that correlates the distance from the nearest station and the yield to return the rent to the investment amount ,
Has a database of rent verification standards ,
The arithmetic processing means includes :
For the individual real estate, check the market rent collation data by nearest station, extract the base rent corresponding to the nearest station where the individual real estate is located, perform the prescribed calculation on the base rent, and calculate the land price Calculate the rent ,
The distance from the nearest station of the individual real estate is collated with the yield collation reference data to extract the return yield ,
A yield reduction investment amount that is an investment amount obtained by returning the rent for land price calculation at the yield is calculated, and a calculation is performed with a predetermined calculation formula for a price obtained by subtracting the building price of the building model from the yield reduction investment amount. Calculate the land price according to the site area of the individual real estate using the unit area price of the land obtained, and match the individual attribute data of the individual real estate against the land evaluation reference data for the land price. It includes a land appraisal price calculation means that calculates the estimated land price to be sold by multiplying the adjustment rate calculated by a predetermined calculation formula using the evaluation value related to the key data of the land obtained. The real estate evaluation support system according to any one of claims 1 to 3 . In the individual property data of the individual real estate database ,
Includes access information such as the location of individual real estate, trains, buses, walking time, etc. and rent evaluation items related to buildings ,
In the real estate verification database ,
Building model information that is standard second-hand housing information including access information such as distance from the nearest station, railway, bus, walking time, etc., and rent evaluation items related to buildings, which are evaluation element data of the location ,
Rent evaluation collation reference data that corresponds to evaluation values based on the building model information, access information such as distance from the nearest station, railway, bus, walking time, etc. and rent evaluation items related to the building, which are evaluation element data of the location, ,
Contains
In addition ,
A rent verification reference database in which market rent verification data by nearest station indicating market rent by nearest station where the building of the building model information exists is stored ;
The arithmetic processing means includes :
For the individual real estate, check the market rent collation data by nearest station, extract the base rent corresponding to the nearest station where the individual real estate is located, and at least the individual real estate against the base rent Characterized by an assumed rent calculation means for calculating an assumed rent by multiplying an adjustment rate calculated by a predetermined calculation formula using a predetermined evaluation value obtained by comparing the rent evaluation items of the rent evaluation reference data with The real estate evaluation support system according to any one of claims 1 to 4 .

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