JP6611516B2 - Optimum real estate surrounding property information providing apparatus, program and method - Google Patents

Description

  The present invention relates to an optimal real estate surrounding property information providing apparatus that provides information related to a real estate property, a program for operating the device, an operation method, and the like.

  When conducting real estate transactions such as the purchase or rent of real estate, various factors such as the purchase amount and rent, as well as the distance and time to the nearest station, the size and layout, and the direction of the real estate are taken into account. For traders, not only the contents of these individual elements but also the degree of priority among the elements is often different. For example, if you are looking for a property with a rent of 150,000 yen or less per month, a floor plan of 1 LDK, and a location within a 10-minute walk from the station, “I want to find a property near the station because the rent can be a little higher,” There may be a request such as “I want to live in a 1LDK property anyway”.

  In this way, the content of elements or conditions required for the real estate property is different for each consumer, and moreover, the priority can be different among a plurality of elements. Therefore, conventionally, in order to satisfy the needs of such consumers, there has been a demand for a technique for searching for a property satisfying the demand of the customer from among a number of real estate properties and suitably providing information on the property. .

  In this regard, Patent Literature 1 discloses a related art relating to a search system characterized in that a search is performed with priorities assigned to a plurality of conditions when searching for a real estate property. Patent Document 2 discloses a technique related to a search system that, although not limited to a search for real estate properties, performs a search by scoring the importance between a plurality of conditions, and outputs a high priority score. Has been.

JP 2008-123240 A JP 2008-107868 A

  However, all of these prior arts only extract search results based on the priority or importance input by the user based on their values, and this saves the user the trouble of searching. It's hard to say that they are able to provide an effect. In other words, in the prior art, although the user himself / herself does not clearly recognize, it is difficult to extract and show information on real estate properties that may be truly suitable for the user's demand.

  As described above, under the conventional technology, it is not always possible to obtain information in line with one's own wish from information on many real estate properties.

  In order to solve the problems as described above, the present invention is a measurement which is a value measured on a scale common to a real estate property population for each of a plurality of attribute items indicating geographical information about real estate properties and attributes of real estate properties. Real estate property information holding unit that holds real estate property information including measurement attribute value information that is attribute value information in association with the property, and information that indicates an optimal attribute value for each of a plurality of attribute items depending on user preference An optimum attribute value information input receiving unit that accepts input of optimum attribute value information, and an item weight value that is a weighting value indicating a degree of importance when performing real estate transactions for a plurality of attribute items according to user preference Item weight value acquisition unit to be acquired, search population acquisition unit to acquire a search population that is a population of real estate properties to be searched, optimum attribute value information that has been accepted, and acquired items A rule for calculating fitness value information, which is information indicating a fitness value, which is a degree to which the user preference for each property property in the search population is matched using the bid price and the measurement attribute value information for each property property The fitness value information calculation rule holding unit that holds the fitness value information calculation rule and the fitness value information calculation rule held in the fitness value information calculation rule holding unit for the fitness value information of each real estate property in the search population Information about the optimal real estate property, which is the real estate property that best suits the user's preference, using the adaptive value information calculated by the adaptive value information calculation unit and the adaptive value information number calculation unit. The optimal real estate property information output section that outputs the relevant real estate property information and the geographical information included in the optimal real estate property information output from the optimal real estate property information output section We propose an optimal combined real estate surrounding property information output unit that outputs the optimal combined real estate peripheral property information output section that outputs information about the optimal combined real estate surrounding property that is information on moving products.

  By adopting the present invention mainly configured as described above, a user can select a satisfactory real estate property with reference to real estate property information that he / she did not intend. become able to.

The figure which shows an example of the functional block of the optimal combined real estate surrounding property information provision apparatus of Embodiment 1 Conceptual diagram showing an example of information holding in the real estate property information holding unit The figure which shows an example which receives the input of optimal attribute value information from a user in an optimal attribute value information input reception part The figure which shows an example which receives the input of an item weight value from a user in an item weight value acquisition part The figure which shows an example at the time of receiving the input of the nearest station of the real estate property which should be extracted from a user, when acquiring a search population in a search population acquisition part The figure which shows an example of how to determine optimal attribute value information The figure which shows another example of how to determine optimal attribute value information The figure which shows another example of how to determine optimal attribute value information The conceptual diagram which shows an example of the output mode of the optimal real estate periphery property information output part in the optimal real estate periphery property information output part Schematic which shows an example of a structure at the time of implement | achieving each functional structure of the optimal real estate surrounding property information provision apparatus of Embodiment 1 as hardware. The figure which shows an example of the process of the optimal combined real estate surrounding property information provision apparatus of Embodiment 1 The figure which shows an example of the functional block of the optimal combined real estate surrounding property information provision apparatus of Embodiment 2. The figure which shows an example of the process of the optimal combined real estate surrounding property information provision apparatus of Embodiment 2. The figure which shows an example of the functional block of the optimal combined real estate surrounding property information provision apparatus of Embodiment 3. The figure which shows an example of a process of the optimal combined real estate surrounding property information provision apparatus of Embodiment 3. The figure which shows an example of the functional block of the optimal combined real estate surrounding property information provision apparatus of Embodiment 4. The figure which shows an example of the process of the optimal combined real estate surrounding property information provision apparatus of Embodiment 4. The figure which shows an example of the functional block of the optimal combined real estate surrounding property information provision apparatus of Embodiment 5. The figure which shows an example of the process of the optimal combined real estate surrounding property information provision apparatus of Embodiment 5. The figure which shows an example of the functional block of the reservation server of Example 1. FIG. Schematic which shows an example of a structure at the time of implement | achieving each functional structure of the reservation server of Example 1 as hardware. The figure which shows an example of a process of the real estate server of Example 1.

  Embodiments of the present invention will be described below with reference to the drawings. The mutual relationship between the embodiment and the claims is as follows. First, the first embodiment mainly corresponds to claims 1, 11, 14 and the like. The second embodiment mainly corresponds to claims 2, 3, 4, 5, and the like. The third embodiment mainly corresponds to claims 6, 7, 8, 9, 12, 15 and the like. The fourth embodiment mainly corresponds to claims 10, 13, 16 and the like. In addition, this invention is not limited to these embodiments at all, and can be implemented in various modes without departing from the scope of the invention.

<< Embodiment 1 >>

<Overview>
When the optimum combined real estate surrounding property information providing apparatus of the present embodiment receives input from the user into information divided into a plurality of items related to the real estate property together with the weight of each item, the user preference is most likely based on the weight. In addition to outputting information on real estate properties that are considered to be suitable, paying attention to the geographical information of the real estate properties, it also outputs real estate property information around it.

<Functional configuration>
FIG. 1 is a diagram illustrating an example of functional blocks of the optimum combined real estate peripheral property information providing apparatus according to the present embodiment. As shown in this figure, the “optimum combined real estate peripheral property information providing device” 0100 of the present embodiment includes a “real estate property information holding unit” 0101, an “optimum attribute value information input receiving unit” 0102, and “item weighting”. Value acquisition unit 0103, “search population acquisition unit” 0104, “adapted value information calculation rule holding unit” 0105, “adapted value information calculation unit” 0106, “optimum combined real estate property information output unit” 0107, And “optimum real estate surrounding property information output unit” 0108.

  Note that the functional blocks of the optimal combined real estate peripheral property information providing apparatus described below can be realized as hardware, software, or both hardware and software. Specifically, if a computer is used, a CPU, a main memory, a GPU, an image memory, a graphic board, a bus, or a secondary storage device (a storage medium such as a hard disk, a nonvolatile memory, a CD, a DVD, and the like) Media reading drive, etc.), input devices used for information input, touch panel, printers, scanner devices such as bar code readers and other hardware components such as external peripheral devices, and interfaces and communication for the external peripheral devices Interface, a driver program for controlling the hardware, and other application programs. Then, by the arithmetic processing of the CPU in accordance with the program developed on the main memory, the data input from the input device or other interface etc. and held in the memory or hardware is processed and accumulated, or each of the hardware And commands for controlling the software are generated. Here, the program may be realized as a plurality of modularized programs, or may be realized as a single program by combining two or more programs. Furthermore, it is good also as a storage medium which recorded this program.

  In addition, the optimal combined real estate surrounding property information provision apparatus of this invention is realizable also as a system by the combination with one or several apparatus. A part of such an apparatus can be configured as software. Further, a storage medium in which such software is recorded is naturally included in the technical scope of the present invention (the same applies throughout the present specification, not limited to the present embodiment).

  The “real estate property information holding unit” 0101 is information indicating a measurement attribute value which is a value measured on a scale common to the real estate property population for each of a plurality of attribute items indicating the geographical information on the real estate property and the attribute of the real estate property The real estate property information including the measurement attribute value information is stored in association with the property. Geographical information includes the city, street number, building name, room number, etc. of the location, and the attribute items that indicate the properties of the real estate are floor plan, rent, daily and nearest station, walking time from the nearest station The presence or absence of social infrastructure (library, supermarket, park, nursery school, etc.) such as public facilities in the vicinity can be included.

  Note that some of the attribute items are not necessarily quantified as measurement attribute values. For such items, an appropriate numerical value is assigned to the measurement attribute value information that is the content of the item according to a predetermined rule. It can be a value. For example, when the direction related to the sun is used as an attribute, the numerical value indicating the southwest direction or the southeast direction is “1”, the numerical value indicating the southwest direction or the southeast direction is “3”, and the numerical value indicating the south direction is “5”. It is possible to determine the measurement attribute value.

  FIG. 2 is shown here. FIGS. 7A and 7B are examples of real estate property information holding in the real estate property information holding unit. As shown in the figures, the department first associates the real estate property specified by the property ID with information for identifying the city (city), town name, building name, and other real estate properties as geographical information. Is retained. The nearest station can be included in the geographical information here. In addition, floor plan, sales price (rent), daily direction, number of minutes walking from the nearest station, and the like are held as attribute items that are the basis for measurement attribute values. What kind of measurement attribute value information is assigned to each attribute item may be arbitrarily determined. For example, as shown in FIG. 2A, the floor plans are “1LDK” and “2DK”, and the selling price is “3980”, “4113”, etc. may be determined, and “1” is sold as the measurement attribute value for the property “1LDK to 2DK” as in the example shown in FIG. The measurement attribute value information may be determined based on a rule such that “3” is assigned as a measurement attribute value to a property whose price is “from 3751 to 40 million yen”. That is, the measurement attribute value itself may be held as measurement attribute value information as in the case of FIG.

  The “optimum attribute value information input receiving unit” 0102 is configured to receive input of optimal attribute value information that is information indicating an optimal attribute value for each of a plurality of attribute items according to the user's preference. As a specific input acceptance mode, in addition to receiving the input of the optimum attribute value directly from the terminal operated by the user, the input associated with the optimum attribute value may be accepted as the optimum attribute value information. Conceivable. In this case, for example, the user says, “Price for sales price is 3251 million yen to 35 million yen, floor plan is 2LDK or 3LDK, and the occupied area is 79 square meters or less. The input of the optimum attribute value information corresponding to the user's preference is accepted. As described above, the optimum attribute value in the occupied area may represent the minimum level of the area. By adopting this configuration, it becomes possible to quantify and understand user preferences.

  FIG. 3 is shown here. The figure shows an example in which the optimum attribute value information input accepting unit accepts the input of optimum attribute value information from the user. As shown in the figure, the user inputs the optimum attribute value information as shown in the above example for each of the plurality of attribute items according to the display on the terminal managed by the user, and inputs the optimum attribute value information. Output to the reception unit.

  The “item weight value acquisition unit” 0103 is configured to acquire an item weight value, which is a weighting value indicating the importance level when a real estate transaction is performed for a plurality of attribute items according to the user's preference. It is conceivable that the item weight value is acquired by order. In the case of the above-mentioned example, for example, “the first rank is the selling price, the second rank is the floor, the third rank is the exclusive area, the fourth rank is the station walk fraction, and the fifth rank is the direction”, etc. By assigning priorities among attribute items, the attribute items can be weighted. By adopting this configuration, it becomes possible to flexibly determine which real estate property information to be preferentially output after extracting the search population described later according to the preference of the user.

  FIG. 4 is shown here. This figure is a conceptual diagram for explaining an aspect in which an item weight value according to the user's preference is acquired by the item weight value acquisition unit. As shown in the figure, the user inputs the importance level in the transaction of a plurality of attribute items in the form of priority according to the display on the terminal managed by the user. The item weight value acquisition unit acquires information input by the user via the network.

  The “search population acquisition unit” 0104 is configured to acquire a search population that is a population of real estate properties to be searched. As a specific example of acquisition, all real estate properties held in the real estate property information holding unit are acquired as a search population, and the real estate property location area and nearest station are extracted from the user as a population. There may be a configuration in which an input of power geographical information or an attribute item is received and a search population is acquired according to the information. If this configuration is adopted, real estate properties that match the general user's preferences can be extracted first, and properties that match the user's preferences can be extracted from the real estate properties. be able to.

  Here, FIG. 5 is shown. This figure is a diagram showing an example of accepting the input of the nearest station of the real estate property to be extracted from the user when acquiring the search population. As shown in the figure, the nearest station may be input for each route (for example, “JR Yamanote Line” or “Subway Ginza Line”) or for each station (for example, “ Gotanda, Meguro, Hamamatsucho, Shinagawa, Kanda, Suehirocho). If this configuration is adopted, real estate properties will be proposed in response to abstract demands such as “I want to live in a city along this railway” in addition to user demands such as “I want to live in a town around this station” Is possible.

  The “adapted value information calculation rule holding unit” 0105 uses the optimum attribute value information that has been accepted, the acquired item weight value, and the measured attribute value information for each real estate property, and is used for each real estate property in the search population. An adaptive value information calculation rule that is a rule for calculating adaptive value information that is information indicating an adaptive value, which is a degree that is adapted to the user's preference, is held.

  An example of the matching value information calculation rule held below will be described. First of all, it is possible to calculate the relative degree of matching between the measured attribute value information for each property and the optimum attribute value information that reflects the user's preference, and reflect the item weight value in the relative degree of matching. Then, a method of calculating the substantial matching degree is conceivable.

  An example of the above-described fitness value information calculation rule will be described more specifically with reference to FIGS. In the case of this example, as shown in FIG. 6, “3” is assigned as an intermediate value to certain optimum attribute value information, and in the measurement attribute value information for each real estate property, the user's more than the optimum attribute value information. “4” and “5” are assigned according to the degree to those determined to match the preference, and “2” and “5” are assigned to those determined not to match the user's preference according to the degree. 1 "is assigned. The figure shows an example in which the attribute item is the sales price and the optimal attribute value is 38.5 million yen as the content of the optimal attribute value information. The price range is lower than the price range including the amount. Is given a degree of conformity such as “4” or “5” as it is more suitable for the user's preference, and a degree of suitability such as “2” or “1” is given as it is far from the user's preference for a high price range. It is done.

  Next, FIG. The figure shows an example of a rule for calculating a substantial degree of conformance using the degree of conformance calculated using the optimum attribute value information and the measured attribute value information for each real estate property and the item weight value. ing. In this rule, as shown in the figure, for attribute items weighted as more important (high priority), the coefficient is higher than the degree of conformance in other attribute items. Is multiplied to calculate a substantial matching degree. As a specific example, in the case of an attribute item having an item weight value of 1 (1st place), when the formal conformity is “3”, the substantial conformity is “60 (3 × 20)”. Calculated.

  The “appropriate value information calculation unit” 0106 is configured to calculate the appropriate value information of each real estate property in the search population using the appropriate value information calculation rules held in the appropriate value information calculation rule holding unit. . Specifically, based on the matching information calculation rule as shown in the above example, the substantial matching degree according to the optimum attribute value input for each of the plurality of attribute items according to the user's preference is calculated. And output conforming value information. Here, as the matching value information, the individual substantial matching degree for each attribute item may be output, or one piece of information indicating the substantial matching degree of all the attribute items may be output. More specifically, the sum of matching values indicating the substantial matching levels of all attribute items is output as matching value information.

FIGS. 8A and 8B are examples of radar charts for calculating the sum of the matching values. Each of the figures is a radar chart showing the degree of adaptation of different real estate properties to the same optimum attribute value information.
As shown in FIG. 5A, each attribute item, its item weight, and formal conforming value are “price (first place): 5, floor plan (second place): 2, occupied area ( (3rd place): 3, station walk minutes (4th place): 4, direction (5th place): 1 ”. In this case, according to the adaptation value information calculation rule shown in FIG. 4, the sum of the adaptation values is “5 × 20 + 2 × 16 + 3 × 12 + 4 × 8 + 1 × 4 = 204”.
In FIG. 5B, “Price (1st place): 1, Floor plan (2nd place): 4, Occupied area (3rd place): 5, Station walk fraction (4th place): 1, Direction ( 5th): 5 ”. In this case, according to the adaptation value information calculation rule shown in FIG. 4, the sum of the adaptation values is “1 × 20 + 4 × 16 + 5 × 12 + 1 × 8 + 5 × 4 = 172”.

  The “optimum combined real estate property information output unit” 0107 is information on the optimal combined real estate property that is the real estate property that is most suitable for the user's preference using the adaptive value information calculated by the adaptive value information number calculation unit. It is configured to output certain optimal real estate property information. Specifically, the real estate property with the maximum sum of the conformance values among the calculated conformance value information is judged to be most suitable for the user's preference, and the information on the real estate property is output as the optimal conformance property information. A way to do this is conceivable. 8A and 8B, the information on the real estate property shown in FIG. 8A having a large sum of the matching values is output as the optimum combined real estate property information. The post-optimal real estate surrounding property information output unit, which will be described later, serves as the output destination, but other than that, screen display output by a display or output by a printer may be performed via an output interface. Further, it may be output to a terminal device managed by the user via a network interface. By adopting this configuration, the user can grasp the real estate property that is considered to suit his / her preference.

  In addition, when outputting the optimal combined real estate property information, a similar compatible real estate property information output means for outputting a plurality of real estate property information to the user using the appropriate value information may be provided. Specifically, information on real estate that has the second or third largest sum of conforming values is output together with the optimal conforming property information, or real estate that is determined to be suitable only for specific attribute items in the conforming value information It is conceivable to output information on the property together with the optimal real estate property information. By adopting this configuration, for example, it can provide users with information on properties that match the user's preferences to some extent and that the real estate company wants to actively introduce, contributing to the business activities of the real estate company. be able to.

  “Optimum real estate property information output unit” 0108 is real estate property information around the optimal real estate property using the geographical information included in the optimal real estate property information output from the optimal real estate property information output unit. It is configured to output property information around the optimal combined real estate. The output target is real estate property information in the vicinity of the conforming real estate, and “using the geographical information included in the optimal real estate property information” means the property location specified by the geographical information or the nearest station of the property location It is conceivable to output information on a real estate property existing within a predetermined range (for example, within a radius of 1 km or within 3 km) with a public facility near the property location as a landmark.

  Here, an example of the output mode of the optimum combined real estate peripheral property information will be described with reference to FIGS. Each of the figures is a diagram showing an example in the case of displaying and outputting the optimal combined real estate peripheral property information in a map form. In both cases, there is an optimal real estate property in the white star part, and there are properties in the vicinity of the conforming real estate in the black star part. Further, in the case of FIG. 9 (a), there are also properties around the suitable real estate both in the double circle portion and in the case of FIG. 9 (b), the triangle portion.

  FIG. 6A outputs information on real estate existing within a predetermined range from the location of the property as optimum combined real estate peripheral property information. FIG. 4B outputs information on real estate departments existing within a predetermined range from the nearest station of the property location as the optimum combined real estate peripheral property information.

  Since the optimal combined real estate property information is information on the real estate property that is determined to match the user's preference, the configuration of the present invention that can provide information on the real estate property existing in the vicinity of the real estate property is adopted. Makes it possible to provide information on not only optimally extracted real estate properties that have been mechanically extracted, but also other real estate properties that are attractive to users. When going to go, you can make a plan to go around each real estate efficiently.

<Specific configuration>
FIG. 10 is a schematic diagram illustrating an example of a configuration when each functional configuration of the optimum combined real estate peripheral property information providing apparatus of the present embodiment is realized as hardware. The operation of each hardware component will be described with reference to these drawings. The optimal combined real estate peripheral property information providing apparatus includes a “CPU” 1001, “storage device (storage medium)” 1002, “main memory” 1003, “output interface” 1004, and “ A terminal managed by the user via an input / output interface, for example, a “keyboard” 1007 and a “display” 1008, and an Internet communication interface. It transmits / receives information to / from external peripheral devices such as “user terminal” 1091 and “provider terminal” 1092 which is a terminal managed by the real estate company. The storage device stores various programs as described below, and the CPU reads these various programs into the work area of the main memory, and develops and executes them. These components are connected to each other through a data communication path such as a “system bus” 1009 to transmit / receive information and process information.

(Specific composition of real estate property information holding department)
Specifically, the real estate property information holding unit is configured by a computer program and computer hardware, and stores, in particular, geographical information and measurement attribute value information related to the real estate property in association with a storage area of the computer. This storage area is a hard disk or main memory which is a nonvolatile memory. More specifically, the program constructs a database in these storage areas to constitute a real estate property information holding unit.

(Specific configuration of the optimum attribute value information input receiving unit)
It is composed of a computer program and computer hardware, and accepts input particularly through a touch panel or keyboard of a user terminal. The CPU reads the “optimum attribute value information input reception program” 1020 from the storage device and executes it, and inputs the optimum attribute value information, which is information indicating the optimum attribute value for each of the plurality of attribute items, according to the user's preference. The received result is stored at a predetermined address in the main memory.

(Specific configuration of the item weight value acquisition unit)
It is composed of a computer program and computer hardware, and obtains an item weight value based on information obtained through the touch panel, keyboard, and mouse of the user terminal. The CPU reads the item weight value acquisition program 1030 from the storage device to the main memory, executes it, and executes an item weight value indicating the degree of importance when performing real estate transactions for a plurality of attribute items according to the user's preference. Acquired and stored in a predetermined address of the main memory.

(Specific configuration of the search population acquisition unit)
A process consisting of a computer program and computer hardware, and the CPU reads out and executes a “search population acquisition program” 1040 from the storage device to the main memory, and acquires a search population as a population of real estate properties to be searched I do.

(Specific configuration of the compliance value information calculation rule holding unit)
The computer is composed of a computer program and computer hardware, and stores the matching value information calculation rule in a storage area of the computer. This storage area is a hard disk or main memory which is a non-volatile memory. When the CPU executes the “adapted value information calculation rule holding program” 1050, the appropriate value information calculation rules are stored in these storage areas.

(Specific configuration of the fitness value information calculation unit)
A computer program and computer hardware, and the CPU reads the “adapted value information calculation program” 1060 from the storage device to the main memory and executes it, and the adapted value information of each real estate in the search population is applied to the adapted value information calculation rule. A calculation process is performed using the fitness value information calculation rule obtained by executing the holding program.

(Specific configuration of the optimal real estate property information output section)
Consists of a computer program and computer hardware, and the CPU reads the “optimum real estate property information output program” 1070 from the storage device to the main memory and executes it, and uses the fitness value information obtained by executing the fitness value information calculation program Output the optimal real estate property information.

(Specific configuration of the property information output section for optimal real estate)
It is composed of a computer program and computer hardware, and is realized by an output interface. The CPU reads out the “optimum real estate property information output program” 1080 from the storage device to the main memory and executes it, and the geographical information included in the optimum real estate property information obtained by the execution of the optimum real estate property information output program is displayed. It uses it to perform processing to output information about the best real estate surrounding property, which is real estate property information around compatible real estate, which is information about other real estate properties.

<Process flow>
FIG. 11 is a diagram illustrating an example of a process flow in the optimum combined real estate peripheral property information providing apparatus of the present embodiment. The flow of processing in the figure consists of the following steps. First, in step S1101, input of optimum attribute value information according to user preference is received for each of a plurality of attribute items (optimum attribute value information input receiving step). In step S1102, an item weight value, which is a value indicating a degree of importance when performing a real estate transaction according to the user's preference for a plurality of attribute items, is acquired (item weight value acquisition step). Thereafter, in step S1103, it is determined whether or not there is a search population. If it is determined that there is a search population, the search population is acquired as step S1104 (search population acquisition step). If it is determined that there is no search population, the process of step S1101 is accepted again.
After that, in step S1105, based on the fitness value information calculation rule held in advance by the fitness value information calculation rule holding unit, the fitness value information of each real estate property in the search population acquired in step S1104 is calculated (the fitness value). Information calculation step). Thereafter, in step S1106, the optimum combined real estate property information, which is information of the real estate property that is most suitable for the user's preference, is output using the appropriate value information calculated in step S1105 (optimum combined real estate property information output step). . Further, using the geographical information included in the optimum combined real estate property information output in step S1107, the optimal combined real estate surrounding property information that is the real estate property information around the optimal combined real estate property is output (optimum combined real estate surrounding property information). Output step).

<Effect>
According to the present invention having the above-described configuration, it becomes possible to select a real estate property that is satisfactory to the user by referring to real estate property information that the user did not intend.

<< Embodiment 2 >>

<Overview>
The optimal combined real estate peripheral property information providing apparatus of the present embodiment is basically the same as the optimal combined real estate peripheral property information providing apparatus of the first embodiment. A further feature is that information on real estate properties in the area surrounding the station is output.

<Functional configuration>
FIG. 12 is a diagram illustrating an example of functional blocks of the optimum combined real estate peripheral property information providing apparatus according to the present embodiment. As shown in this figure, the “optimum combined real estate surrounding property information providing apparatus” 1200 of this embodiment includes a “real estate property information holding unit” 1201, an “optimum attribute value information input receiving unit” 1202, and “item weighting”. Value acquisition unit ”1203,“ Search population acquisition unit ”1204,“ Adaptive value information calculation rule holding unit ”1205,“ Adaptive value information calculation unit ”1206,“ Optimum combined real estate property information output unit ”1207, , “Optimum combined real estate surrounding property information output unit” 1208, and the optimal combined real estate surrounding property information output unit 1208 further includes “available station information acquisition means” 1210 and “real estate property extraction means within predetermined area” 1211. And “extraction rule holding means” 1212 and “output means” 1213. Since the basic configuration of the optimal real estate surrounding property information providing apparatus of the present embodiment is the same as that of the optimal combined real estate peripheral property information providing apparatus of the first embodiment, the “usable station information acquisition means” which is a difference is described below. The functions of 1210, “real estate property extraction means in predetermined area” 1211, “extraction rule holding means” 1212, and “output means” 1213 will be described.

  “Available station information acquisition means” 1210 is configured to acquire available station information, which is information of a station that is supposed to be usable by a resident of the real estate property, based on the geographical information regarding the optimal real estate property. It is configured. “Stations that are supposed to be usable by residents” are considered to be stations that exist within a predetermined range (for example, a radius of 0.5 to 1.5 kilometers, preferably 1 kilometer) from the real estate property, It may be a station that can be reached on foot or by bicycle without using public transportation such as taxis or buses. Stations here are trains, buses, monorails and other transportation stops, and if there are a plurality of stations within the predetermined range, all of the information of the plurality of stations may be acquired as usable station information. Only the information on the station closest to the most suitable real estate property may be acquired.

  Information that can be acquired as available station information includes station name, distance from property and number of walks, stopped vehicle system, route, departure time interval, departure timetable, first or last time of stopping vehicle, one day The number of passengers, the presence / absence of a taxi stand, the presence / absence of a bus stop, and the like may be included. With reference to these pieces of information, it is possible to determine whether the real estate property is good or bad when the station is used.

  “Based on the geographical information on the optimal real estate property” means that if the geographical information includes the usable station information itself, the usable station information is acquired. A configuration is conceivable in which information on the optimal real estate property and a station existing within a predetermined range is acquired as usable station information based on the geographical information or the like. Therefore, in the optimum combined real estate surrounding property information providing apparatus of this embodiment, it is desirable to store information on various transportation stations in advance inside or outside the device.

  The “real estate property information extracting means in predetermined area” 1211 extracts real estate property information in a predetermined area where the resident is supposed to be able to use the available station based on the acquired available station information. It is configured. The “predetermined area that the resident is supposed to be able to use” means a so-called resident's living area and may be arbitrarily set. Infrastructure that is important for actual life by adopting the configuration of this embodiment that extracts based on the available station information instead of the optimal real estate property information when extracting the information about the optimal real estate surrounding property It becomes possible to search for a property considering the living environment centering on the station as much as possible.

  Here, the description will be given with reference to FIG. FIG. 9B can also be described as a conceptual diagram showing a state in which real estate properties are extracted by the predetermined area real estate property information extracting means in the optimum combined real estate surrounding property information providing apparatus of this embodiment. Based on the information of “STA09” station acquired by the available station information acquisition means, it is indicated by black stars and triangles as a property within the predetermined area from the station (in the area surrounded by a broken concentric circle) It shows how the real estate property in the place is extracted. As can be seen by looking at the real estate properties indicated by triangles in the figures, the information on the real estate properties extracted as real estate property information within the predetermined area is output if it is centered on the optimal real estate properties. Information that could not have been included is included, and various real estate property information can be provided to users.

  The “extraction rule holding means” 1212 is configured to hold an extraction rule that is an extraction rule in the predetermined area real estate property information extraction means. As an example of the extraction rule, it can be considered that the real estate property information in a predetermined use area is extracted in order from the real estate property that is closest to the available station or has a small number of minutes on foot. In addition, as a rule to extract real estate properties in a plurality of areas by grouping them, for example, within a radius of 1 kilometer, within a radius of 3 kilometers, within a radius of 5 kilometers, centering on the available stations Also good. By adopting such a configuration, it becomes possible to preferentially indicate a suitable real estate property to a user who is sensitive to the distance from an available station.

  Note that the rule to be held may be an administrative division extraction rule that is a rule for extracting real estate property information in units of administrative divisions. Specifically, a rule may be considered in which a real estate property included in an administrative division name (for example, XX chome) of an administrative division to which an available station belongs is extracted as real estate property information within a predetermined area. By adopting this configuration, it is possible to select a real estate property while taking into account the availability of facilities and the like that the local government has for each administrative division.

  Note that the rule for retaining real estate property information is a rule for extracting real estate property information using administrative districts in which real estate transactions were conducted within a predetermined period (for example, one week to three years ago, preferably the past one year ago). It can be considered as a rule. By adopting this configuration, for example, it is possible to preferentially extract real estate properties in areas where transactions are active by distinguishing administrative divisions where real estate transactions are active and administrative divisions where transactions are stagnant.

  Newly-established real estate property extraction rules, which are rules for extracting real estate property information using a map location and / or address with one or more real estate properties during new construction sales, planned new construction sales, or new construction sales remaining It can also be considered. In this case, a new-built sale information acquisition unit that acquires new-built sale information that is information related to the sale of newly-built real estate properties from an external device is separately provided, and real estate property information within a predetermined area is extracted using the acquired new-built sale information. Since the new building sale information becomes one Merckmar that determines whether or not real estate transactions are active, it is possible to preferentially extract real estate properties in areas where transactions are active by adopting this configuration.

  Although several extraction rules have been described so far, they can all be selected from each other, and of course, it is not impeded to extract real estate property information within a predetermined area based on a plurality of rules. By adopting such a configuration, it is possible to perform multifaceted real estate property selection based on the actual state of transactions.

  The “output unit” 1213 is configured to output the real estate property information extracted by the predetermined area real estate property information extraction unit. As for a specific output mode, all the extracted real estate property information may be output, or may be output after extracting the real estate properties according to the geographical information or measurement attribute value of each real estate property. As shown in FIG. 9B used in the description above, the real estate property layout position may be displayed and output, or detailed measurement attribute values or measurement attribute value information for each real estate property may be output as a report. An aspect may be sufficient. As described above, by searching for a real estate property starting from an available station, use whether there is a real estate property that more closely matches your preferences in the same living area as the real estate property that is considered to be the optimal real estate property It becomes possible for a person to examine carefully and to consider.

<Specific configuration>
Note that the hardware configuration of the optimum combined real estate surrounding property information providing apparatus of the present embodiment is basically the same as the hardware configuration of the optimal combined real estate surrounding property information providing apparatus of Embodiment 1 already described with reference to FIG. is there. Therefore, in the following, specific configurations of “available station information acquisition means”, “real estate property extraction means within a predetermined area”, “extraction rule holding means”, and “output means” that have not been described in the first embodiment and Processing will be described.

(Specific configuration of available station information acquisition means)
It is configured by a computer program and computer hardware, and is realized by an input device such as a keyboard, a mouse, and a touch panel. The CPU reads out and executes the “available station information acquisition subprogram” from the storage device when executing the compatible real estate property information output program, and can be a resident of the real estate property based on the geographical information about the optimal real estate property In other words, usable station information, which is information of a station that is supposed to be usable, is acquired and stored in a predetermined address of the main memory.

(Specific configuration of means for extracting real estate property information within a predetermined area)
A station that is configured by a computer program and computer hardware, and that has been acquired by executing a “real estate property information extraction subprogram in a predetermined area” that has been read into the main memory after the execution of the station information acquisition subprogram available by the CPU Based on the information, a process of extracting real estate property information in a predetermined area where the resident is supposed to be able to use the available station is performed.

(Specific configuration of extraction rule holding means)
An extraction rule, which is constituted by a computer program and computer hardware and stores a real estate property information in a predetermined area of the computer storage area, is stored. This storage area is a hard disk or main memory which is a non-volatile memory, and more specifically, the program constructs a database in these storage areas to constitute the extraction rule holding means.

(Specific configuration of output means)
Consists of a computer program and computer hardware, the CPU executes the “output subprogram” read to the main memory after executing the real estate property information extraction subprogram in the predetermined area, and the real estate in the extracted predetermined area Output information about the property.

<Process flow>
FIG. 13 is a diagram illustrating an example of a process flow in the optimum combined real estate peripheral property information providing apparatus of the present embodiment. The flow of processing in the figure consists of the following steps. In step S1301, input of optimum attribute value information according to the user's preference is accepted for each of a plurality of attribute items (optimum attribute value information input accepting step). In step S1302, an item weight value, which is a value indicating a degree of importance when performing a real estate transaction according to a user's preference for a plurality of attribute items, is acquired (item weight value acquisition step). Thereafter, in step S1303, it is determined whether or not there is a search population. If it is determined that there is a search population, the search population is acquired as step S1304 (search population acquisition step). If it is determined that there is no search population, the process in step S1301 is accepted again.
Thereafter, in step S1305, based on the fitness value information calculation rules held in advance by the fitness value information calculation rule holding unit, the fitness value information of each real estate property in the search population acquired in step S1304 is calculated (the fitness value). Information calculation step). Thereafter, in step S1306, using the fitness value information calculated in step S1305, the optimum combined real estate property information that is the information of the real estate property that is most suitable for the user's preference is output (optimum combined real estate property information output step). . Further, in step S1307, using the geographical information included in the outputted optimal real estate property information, the optimal real estate peripheral property information, which is the real estate property information around the optimal real estate property, is output (optimum real estate peripheral property information output step). ).

  At this time, in the optimum combined real estate surrounding property information output step, substation SS1301 can be used, which is information on a station that is expected to be usable by a resident of the real estate property based on the geographical information on the optimal combined real estate property. Acquire station information (available station information acquisition sub-step), and in a predetermined area centered on the available station based on the available station information acquired in the available station information acquisition sub-step in sub-step SS1302 It is determined whether there is a property, and if it is a determination result, real estate property information in the predetermined area is extracted in sub-step SS1303 (real estate property information extraction substep in predetermined area). If it is determined that there is no, the subsequent processing is not performed. In substep SS1304, the real estate property information extracted in the predetermined area real estate property information extraction substep is output (output substep).

<Effect>
By using the optimal combined real estate peripheral property information providing apparatus of this embodiment, it is possible to search for real estate properties based on the surrounding environment more than when using the optimal combined real estate peripheral property information providing apparatus of Embodiment 1. Become.

<< Embodiment 3 >>

<Overview>
The optimal combined real estate surrounding property information providing apparatus of this embodiment is basically the same as the optimal combined real estate surrounding property information providing apparatus of Embodiment 2, but the rules used when the optimal combined real estate property providing apparatus is output or otherwise A plurality of optimal combined real estate property information is ranked and output using the above rule.

<Functional configuration>
FIG. 14 is a diagram illustrating an example of functional blocks of the optimum combined real estate peripheral property information providing apparatus according to the present embodiment. As shown in this figure, the “optimum combined real estate surrounding property information providing apparatus” 1400 of the present embodiment includes a “real estate property information holding unit” 1401, an “optimum attribute value information input receiving unit” 1402, and “item weighting”. Value acquisition unit 1403, “Search population acquisition unit” 1404, “Adaptive value information calculation rule holding unit” 1405, “Adaptive value information calculation unit” 1406, “Optimum combined real estate property information output unit” 1407, , “Optimum combined real estate surrounding property information output unit” 1408, and “optimum combined real estate surrounding property information output unit” further includes “available station information acquisition means” 1410 and “real estate property extraction means within a predetermined area”. 1411, “extraction rule holding unit” 1412, “output unit” 1413, and “preference order output unit” 1414. The basic configuration of the optimum combined real estate surrounding property information providing apparatus of the present embodiment is the same as that of the optimal combined real estate surrounding property information providing apparatus of the second embodiment. Will be described.

  The “preference order output means” 1414 is used to adjust the preference of the user using the fitness value information calculated using the fitness value information calculation rule used when the optimal property information output unit outputs the property information. It is configured to specify and output information on the properties around the optimal combined real estate up to a predetermined order in the order of matching. The specific method for determining the order of matching the user's preference using the fitness value information is the sum of the fitness values in the fitness value information, as in the case of using the optimal property property output. It may be possible to rank from real estate properties. Here, the order of the properties around the suitable real estate to be output may be determined as appropriate, for example, depending on the output destination device. In this case, if the output destination device is a desktop or laptop computer, information on the property at a relatively low rank or at all ranks may be output, but a relatively small portable device such as a smartphone may be used. In some cases, for example, it may be possible to provide information on the top 5 properties or the top 5% of properties. By adopting this configuration, it is possible to provide an amount of information according to the specifications of the terminal used by the user at the output destination. For example, an excessive amount of information is provided to the user who uses the smartphone. Providing property information around suitable real estate can avoid situations where users are confused due to excessive information.

(Order information use output means)
In addition to the preference order output means or in place of the preference order output means, calculation is performed using a rule other than the suitable value information calculation rule used when the optimum combined real estate property information output unit outputs the optimal combined real estate property information. Using the ranking information, the property information about the optimum combined real estate is identified and output up to a predetermined ranking. The “rule other than the fitness value information calculation rule” here may be any rule as long as it is possible to calculate the fitness value, but is performed using FIGS. 6 and 7 of the first embodiment. In addition to the description, for example, even if a new property (for example, within one year) and a used property have the same conditions, the measurement attribute value is divided into a new measurement attribute value and a used measurement attribute value. For example, a method of increasing the degree of weighting of the item weighting value corresponding to the direction is higher than the item weighting value corresponding to the used measurement attribute value. If this configuration is adopted, information on newly constructed properties will be preferentially output as the optimal combined real estate property information over the case described in the first embodiment. It can meet the needs of customers who want to search first.

  In addition, when adopting the rank information use output means, the optimal combined real estate property and the optimal real estate surrounding property information output with and without the applicable value information calculation rule should be selectably output. It is preferable to configure. By adopting this configuration, it is possible to compare the difference between the optimal real estate property information extracted using different rules and the optimal real estate property information, making it easier to grasp relatively attractive real estate properties. be able to.

(Average preference order output means)
In addition to the preference order output means, or in place of the preference order output means, the optimum value real estate property information output unit used when the optimum match real estate property output unit outputs the optimum match real estate property information is further used. It is also conceivable to have an average preference order output means that outputs to the average preference order applied to the average of the optimum attribute values and item weight values used in the calculation of the plurality of fitness value information. Specifically, what value is used to calculate the average (for example, a value used in the past one month, a value used in the past 10 searches) may be appropriately determined. Values already used as optimum attribute values and item weight values may be values used in the past by other users in addition to values used in the past by the same user.

<Specific configuration>
The hardware configuration of the optimum combined real estate surrounding property information providing apparatus of the present embodiment is basically the same as the hardware configuration of the optimal combined real estate surrounding property information providing apparatus of Embodiment 2 already described. Therefore, in the following, specific processes of “preference order output means”, “rank information use output means”, and “average preference order output means” that have not been described in the second embodiment will be described.

(Specific configuration of preference order output means)
The “preference order output subprogram”, which is composed of a computer program and computer hardware, is read to the main memory when the CPU executes the optimum combined real estate property output program after executing the optimal combined real estate information output program. Optimized real estate up to a predetermined order in the order in which it was determined to match the user's preference using the adaptive value information calculated using the adaptive value information calculation rules used when executing the optimal combined real estate property information output program Performs processing to identify and output neighboring property information.

(Specific configuration of rank information use output means)
"Order information utilization output subprogram" which is composed of a computer program and computer hardware, and which is read into the main memory when the CPU executes the optimal combined real estate property information output program after executing the optimal combined real estate property output program And output the property information around the optimal real estate to a predetermined order in order using the rank information calculated using rules other than the conformance value information calculation rule used when executing the optimal combined real estate property information output program. Process.

(Specific configuration of average preference order output means)
"Average preference order output subprogram" that is configured by a computer program and computer hardware, and that is read by the main memory when the CPU executes the optimal combined real estate property information output program after executing the optimal combined real estate information output program , And the appropriate value information calculation rule used when executing the optimal combined real estate property information output program, and the optimal attribute value and item weight value used in the calculation of multiple compatible value information that has already been used. Applying to the average, it performs the process of outputting the information on the properties around the optimal property in the order of average preference.

<Process flow>
FIG. 15 is a diagram illustrating an example of a process flow in the optimum combined real estate peripheral property information providing apparatus of the present embodiment. The flow of processing in the figure consists of the following steps. In step S1501, input of optimum attribute value information according to the user's preference is accepted for each of a plurality of attribute items (optimum attribute value information input accepting step). In step S1502, an item weight value, which is a value indicating a degree of importance when performing a real estate transaction according to the user's preference for a plurality of attribute items, is acquired (item weight value acquisition step). Thereafter, in step S1503, it is determined whether or not there is a search population. If it is determined that there is a search population, the search population is acquired in step S1504 (search population acquisition step). If it is determined that there is no search population, the process of step S1501 is accepted again.
After that, in step S1505, based on the fitness value information calculation rule held in advance by the fitness value information calculation rule holding unit, the fitness value information of each real estate property in the search population acquired in step S1504 is calculated (the fitness value). Information calculation step). After that, in step S1506, the optimum combined real estate property information, which is information of the real estate property that is most suitable for the user's preference, is output using the appropriate value information calculated in step S1505 (optimum combined real estate property information output step). . Further, in step S1507, using the geographical information included in the outputted optimal real estate property information, the optimal real estate peripheral property information, which is the real estate property information around the optimal real estate property, is output (optimum real estate peripheral property information output step). ).

  At this time, in the optimum combined real estate neighboring property information output step, the substation SS1501 can be used as information on a station that is supposed to be usable by a resident of the real estate property based on the geographical information on the optimal combined real estate property. The station information is acquired (available station information acquisition substep), and the real estate is in a predetermined area centered on the available station based on the available station information acquired in the available station information acquisition substep in substep SS1502. It is determined whether there is a property, and if it is a determination result, real estate property information in the predetermined area is extracted in sub-step SS1503 (real estate property information extraction substep in predetermined area). If it is determined that there is no, the subsequent processing is not performed. In substep SS1504, the real estate property information extracted in the predetermined area real estate property information extraction substep is output (output substep). Further, in the sub-step SS1505, the real estate properties output in the output sub-step are identified and output in the order that matches the user's preference up to a predetermined order in conformity with real estate properties (preference order output sub-step).

<Effect>
By using the optimum combined real estate surrounding property information providing apparatus of the present embodiment, it becomes possible for the user to select and examine the best real estate property based on an appropriate amount of information without excessive information.

<< Embodiment 4 >>

<Overview>
The optimum combined real estate surrounding property information providing apparatus of the present embodiment is basically the same as the optimal combined real estate surrounding property information providing apparatus according to any one of Embodiments 1 to 3, but in the optimal combined real estate surrounding property information output unit Using the geographical information included in the optimal real estate property information output from the optimal real estate property information output unit, the past relevant real estate peripheral property information that is the real estate property information of the properties surrounding the real estate property that has been traded in the past is output. This is a further feature.

<Functional configuration>
FIG. 16 is a diagram illustrating an example of functional blocks of the optimum combined real estate peripheral property information providing apparatus according to the present embodiment. As shown in this figure, the “optimum combined real estate surrounding property information providing device” 1600 of this embodiment includes a “real estate property information holding unit” 1601, an “optimum attribute value information input receiving unit” 1602, and “item weighting”. Value acquisition unit 1603, “search population acquisition unit” 1604, “adapted value information calculation rule holding unit” 1605, “adapted value information calculation unit” 1606, “optimum combined real estate property information output unit” 1607, The “optimum combined real estate peripheral property information output unit” 1608 is included, and the “optimal combined real estate peripheral property information output unit” further includes “past compatible real estate peripheral property information output unit” 1610. The basic configuration of the optimum combined real estate surrounding property information providing apparatus of the present embodiment is the same as that of the optimal combined real estate surrounding property information providing apparatus described in any one of Embodiments 1 to 3, and is different in the following. The function of “appropriate past property information output means” will be described.

  "Pastly compatible real estate surrounding property information output means" 1610 is a transaction in the past using the geographical information included in the optimal combined real estate property information output unit in the optimal combined real estate peripheral property information output unit. It is configured to output past relevant real estate neighboring property information, which is real estate property information of the surrounding properties of the real estate property. The past property information related to past real estate refers to property information that has geographical information associated with two similar properties as the optimal real estate property information. It refers to information related to real estate properties, and information on properties in the vicinity of past suitable real estate, which is such information, is output together with the optimal real estate property information or separately so as to be selectable.

  There are various ways to output information about properties that are suitable for the past, but in order of close transaction time (in order of distant), contract amount in descending order (lowest value), and the age of the transaction property is shallow (the building age has passed) It is conceivable that the data is output with a predetermined ranking in order. By adopting this configuration, it is possible to appropriately perform comparative examination without making the amount of information provided to the user excessive as in the case described in the third embodiment.

<Specific configuration>
The hardware configuration of the optimal combined real estate peripheral property information providing apparatus of the present embodiment is basically the same as the hardware configuration of the optimal combined real estate peripheral property information providing apparatus of Embodiment 1 already described with reference to FIG. Therefore, in the following, a specific process of “past compatible real estate surrounding property information output means” that has not been described in the first embodiment will be described.

(Specific configuration of past suitable real estate property information output means)
A computer program and computer hardware, and the CPU executes the “past compatible real estate surrounding property information output subprogram” read to the main memory when executing the optimal combined real estate surrounding property information output program, and the optimal combined real estate property Using the geographical information included in the information, the past relevant real estate peripheral property information that is the real estate property information of the peripheral property of the real estate property that has been traded in the past is output.

<Process flow>
FIG. 17 is a diagram illustrating an example of a process flow in the optimum combined real estate peripheral property information providing apparatus of the present embodiment. The flow of processing in the figure consists of the following steps. First, in step S1701, input of optimum attribute value information according to the user's preference is accepted for each of a plurality of attribute items (optimum attribute value information input accepting step). In step S1702, an item weight value which is a value indicating a degree of importance when performing a real estate transaction according to a user's preference for a plurality of attribute items is acquired (item weight value acquisition step). Thereafter, in step S1703, it is determined whether or not there is a search population. If it is determined that there is a search population, the search population is acquired as step S1704 (search population acquisition step). If it is determined that there is no search population, the processing in step S1701 is accepted again.
After that, in step S1705, based on the fitness value information calculation rule held in advance by the fitness value information calculation rule holding unit, the fitness value information of each real estate property in the search population acquired in step S1704 is calculated (the fitness value). Information calculation step). Thereafter, in step S1706, the optimum combined real estate property information, which is information of the real estate property that is most suitable for the user's preference, is output using the appropriate value information calculated in step S1705 (optimum combined real estate property information output step). . Further, using the geographical information included in the optimal combined real estate property information output in step S1707, the optimal combined real estate peripheral property information that is the real estate property information around the optimal combined real estate property is output (optimal combined real estate peripheral property information). Output step).

  At this time, in the optimal combined real estate surrounding property information output step, it is determined whether there is a real estate property that has been traded in the past using the geographical information included in the optimal combined real estate property information as sub-step SS1701. If it is determined that there is a property, the property information of the past suitable real estate that is the real estate property information of the property around the property that has been traded in the past is output as sub-step SS1702 ). If it is determined that there is not, the subsequent processing is not performed.

<Effect>
By using the optimal combined real estate surrounding property information providing apparatus of this embodiment, the user can grasp the outline of the real estate transaction that has been performed in the past in the same region, so the user considers the transaction. It becomes possible to grasp the suitability or superiority or inferiority of the property by comparing with the transaction conditions of the property.

<< Embodiment 5 >>

<Overview>
The optimal combined real estate surrounding property information providing apparatus of the present embodiment is basically the same as the optimal combined real estate peripheral property information providing apparatus according to any one of Embodiments 1 to 4, but is calculated by the adaptive value information number calculating unit. It is characterized by making a reservation for a tour of the real estate property or a model room tour indicated in the optimal real estate property information, which is the information of the real estate property that best suits the user's preference, using the adapted value information As prepared.

<Functional configuration>
FIG. 18 is a diagram showing an example of functional blocks of the optimum combined real estate peripheral property information providing apparatus of the present embodiment. As shown in this figure, the “optimum combined real estate surrounding property information providing apparatus” 1800 of the present embodiment includes a “real estate property information holding unit” 1801, an “optimum attribute value information input receiving unit” 1802, and “item weighting”. Value acquisition unit ”1803,“ Search population acquisition unit ”1804,“ Adaptive value information calculation rule holding unit ”1805,“ Adaptive value information calculation unit ”1806,“ Optimum combined real estate property information output unit ”1807, , “Optimum combined real estate surrounding property information output unit” 1808 and “reservation unit” 1809. Since the basic configuration of the optimum combined real estate surrounding property information providing apparatus of this embodiment is the same as that of the optimal combined real estate surrounding property information providing apparatus described in any one of Embodiments 1 to 4, the following points are different. The function of the “reservation part” will be described.

  The “reservation part” 1809 uses the relevant value information calculated by the relevant value information number calculating part, and the real estate indicated in the optimum real estate property information, which is real estate property information that is most suitable for the user's preference. It is configured to perform processing for making reservations for on-site tours or model room tours of properties. Specifically, it accepts inputs such as the date and place for field trips or model room tours, the number of visitors, and the questions for the visit, and performs reservation processing. Alternatively, reservation request information necessary for the reservation processing as described above is transmitted to the external device. By adopting this configuration, the user can not only touch the information of the real estate property searched on the computer, but can also arrange the preview or preview of the favorite real estate property at once. Can respond to user demands before their interests cool down. Furthermore, even for those who want to provide real estate properties, the user can be smoothly attracted to real estate property transactions, and the use of this apparatus can be utilized as an effective means for sending customers.

<Specific configuration>
The hardware configuration of the optimal combined real estate peripheral property information providing apparatus of the present embodiment is basically the same as the hardware configuration of the optimal combined real estate peripheral property information providing apparatus of Embodiment 1 already described with reference to FIG. Therefore, specific processing of the “reservation unit” that has not been described in the first embodiment will be described below.

(Specific configuration of the reservation department)
Consists of a computer program and computer hardware. The CPU reads the “reservation program” from the storage device into the main memory, executes it, and uses the fitness value information to show the real estate property or model room tour indicated in the optimal real estate property information. Process to make a reservation. Specifically, it accepts input such as the date and place to visit, the number of visitors, and questions to visit, and manages the received information by the real estate company that is the reservation reception for the optimal real estate property (Reservation server, which will be described in detail later). Note that the information transmission destination may be a server managed by the same administrator as the management source of the optimum combined real estate peripheral property information providing apparatus other than the server managed by the real estate company.

<Process flow>
FIG. 19 is a diagram showing an example of the flow of processing in the optimum real estate peripheral property information providing apparatus of the present embodiment. The flow of processing in the figure consists of the following steps. First, in step S1901, input of optimum attribute value information according to user preference is received for each of a plurality of attribute items (optimum attribute value information input receiving step). In step S1902, an item weight value, which is a value indicating a degree of importance when a real estate transaction is performed according to the user's preference for a plurality of attribute items (item weight value acquisition step). Thereafter, in step S1903, it is determined whether or not there is a search population. If the result of determination is that there is a search population, the search population is acquired in step S1904 (search population acquisition step). If it is determined that there is no search population, the process of step S1901 is accepted again.
After that, in step S1905, based on the fitness value information calculation rule held in advance by the fitness value information calculation rule holding unit, the fitness value information of each real estate property in the search population acquired in step S1904 is calculated (the fitness value). Information calculation step). Thereafter, in step S1906, the optimum combined real estate property information, which is information of the real estate property that is most suitable for the user's preference, is output using the appropriate value information calculated in step S1905 (optimum combined real estate property information output step). . Furthermore, using the geographical information included in the optimal real estate property information output in step S1907, the optimal real estate peripheral property information that is the real estate property information around the optimal real estate property is output (optimum real estate peripheral property information). Output step). Further, in step S1907, a process for making a reservation for the tour of the real estate property or model room indicated in the optimum combined real estate property information is performed (reservation step). The reservation step may be performed immediately after the optimal combined real estate property information output step rather than after the optimal combined real estate property information output step, and in some cases may be performed immediately after the adaptive value information calculation step.

<Effect>
By using the optimum combined real estate surrounding property information providing apparatus of the present embodiment, it becomes easy for both of the real estate transaction supply and demand to promote smooth transaction progress.

<< Example 1 >>
Here, an example of a reservation system using the optimum combined real estate surrounding property information providing apparatus of the present embodiment will be described. In this embodiment, it is assumed that the reservation system is established using the “optimum combined real estate peripheral property information providing device” and the “reservation server”.

<Functional configuration of reservation server>
FIG. 20 is a diagram illustrating an example of functional blocks of the reservation server according to the present embodiment. As shown in this figure, the “reservation server” 2000 of this embodiment includes a “reservation accepting unit” 2001, a “reservation recording unit” 2002, a “determination rule holding unit” 2003, a “determination unit” 2004, “Control unit” 2005, “Change unit” 2006, and “Communication unit” 2007.

  The “reservation reception unit” 2001 is configured to receive a reservation for a tour of a real estate property or a tour of a model room. Specifically, the reservation made in the reservation unit of the optimum combined real estate surrounding property information providing apparatus already described in the fifth embodiment is received via a wired or wireless network.

  The “reservation recording unit” 2002 is configured to record the accepted reservation. The received reservation may be managed for each real estate property of the reservation destination, or may be managed for each collective property including the real estate property. If this configuration is adopted, it becomes possible to record and manage the reservation status of not only individual real estate properties (for example, one property of a condominium) but also the entire collective property, and grasp the supply and demand trend of the entire collective real estate property It becomes possible.

  The “determination rule holding unit” 2003 is configured to have a determination rule for determining whether a reservation can be further accepted. As an example of the judgment rule to be held, first, it is determined whether or not it is possible to accept a reservation, and then a tour is required for each real estate property for a predetermined time unit (for example, every day, every 90 minutes within the predetermined time zone) It may be possible to determine whether or not the reservation can be further accepted based on whether or not the time required for the tour is already reserved.

  The “determination unit” 2004 is configured to determine whether a new reservation can be accepted from the reservation recorded in the reservation recording unit based on the determination rule. Specifically, based on the details of the reservation recorded in the reservation recording unit, when the desired reservation date / time is within the time period when the reservation can be accepted and there is no user making a reservation in the same time period Determines that a new reservation can be accepted. In other cases, it is determined that the reservation is not possible.

  The “control unit” 2005 is configured to control whether or not a reservation is accepted by the reservation receiving unit according to the determination result. Specifically, the reservation acceptance result is transmitted to the user terminal of the reservation transmission source accepted by the reservation acceptance unit.

  The “change unit” 2006 is configured to change the determination rule held in the determination rule holding unit. As a specific aspect of the judgment rule change, a change in the date and time when the real estate property can be reserved, a change in business hours of the real estate company (reservation available time), a change in whether or not the reservation in the real estate property is possible, and the like can be considered.

  The “communication unit” 2007 has a configuration for operating the changing unit from outside and receiving a reservation from outside. Specifically, it is realized by an interface for transmitting and receiving information via a network using wired or wireless.

<Specific configuration of reservation server>
FIG. 21 is a schematic diagram illustrating an example of a configuration when each functional configuration of the reservation server of the present embodiment is realized as hardware. The operation of each hardware component will be described with reference to these drawings. The reservation server includes a “CPU” 2101 for executing various arithmetic processes, a “storage device (storage medium)” 2102, a “main memory” 2103, an “output interface” 2104, an “input interface” 2105, “Internet communication interface” 2106, and via an input / output interface, for example, “keyboard” 2107 and “display” 2108, and “optimum real estate surrounding property information providing device” 2190 via the Internet communication interface Send and receive information to and from external peripherals. The storage device stores various programs as described below, and the CPU reads these various programs into the work area of the main memory, and develops and executes them. Note that these components are connected to each other via a data communication path such as a “system bus” 2109 to perform transmission / reception and processing of information.

(Specific configuration of the reservation reception department)
Consists of a computer program and computer hardware, and the CPU reads the “reservation acceptance program” 2110 from the storage device into the main memory and executes it, and accepts reservations for a tour of a real estate property or a tour of a model room.

(Specific processing of the reservation recording section)
The computer program and computer hardware are configured so that the CPU reads the “reservation recording program” 2120 from the storage device into the main memory and executes it. Store at address.

(Specific processing of the judgment rule holding unit)
A computer program and computer hardware are used, and in particular, a determination rule for determining whether or not a reservation can be accepted is stored in a storage area of the computer hardware. This storage area is a hard disk or main memory that is a non-volatile memory. More specifically, the “determination rule holding program” 2130 read from the storage device builds a database in these storage areas, thereby making a determination rule holding unit. Configure.

(Specific processing of the judgment unit)
It is composed of a computer program and computer hardware, and the CPU reads the “determination program” 2140 from the storage device into the main memory and executes it, and at the reservation recording step based on the determination rule held by the execution of the determination rule holding program A process is performed to determine whether or not a new reservation can be accepted from the recorded reservation.

(Specific processing of the control unit)
A process composed of a computer program and computer hardware, in which the CPU reads the “control program” 2150 from the storage device into the main memory and executes it, and controls whether or not reservations can be accepted in the reservation accepting step according to the execution result of the judging step Do it.

(Specific processing of the change part)
The computer is configured by a computer program and computer hardware, and the CPU reads the “change program” 2160 from the storage device into the main memory and executes it to change the determination rule stored in the determination rule storage unit.

(Specific processing of the communication department)
The computer is composed of a computer program and computer hardware, and the CPU reads the “communication program” 2170 from the storage device into the main memory and executes it, operates the change step from the outside, and performs a process of accepting a reservation from the outside.

<Process flow>
FIG. 22 is a diagram illustrating an example of a process flow in the reservation server of the present embodiment. The flow of processing in the figure consists of the following steps. First, in step S2201, a reservation for a tour of a real estate property or a tour of a model room is received from the reservation section of the optimal real estate property providing apparatus (reservation acceptance step). In step S2202, the reservation accepted in the reservation acceptance step is recorded (reservation recording step). In step S2203, it is determined whether a new reservation is accepted from the reservation based on the determination rule. Specifically, based on the details of the reservation recorded in the reservation step, whether or not the desired reservation date / time is within the time period when the reservation can be accepted and whether there is a user making a reservation in the same time period. to decide. If both conditions are satisfied, control is performed to allow reservation reception in step S2204, and control is performed to disable reservation reception if at least one of both conditions is not satisfied (control step). Thereafter, in step S2205, processing for changing the determination rule is performed in accordance with a signal from the outside, and whether or not the reservation can be accepted is determined based on the changed determination rule as necessary.

<Effect>
By using the optimum combined real estate surrounding property information providing apparatus or reservation system of this embodiment, it is possible to ensure a smooth local tour / model room tour reservation schedule according to the reservation reception status that changes every day. .

DESCRIPTION OF SYMBOLS 0100 ... Optimum real estate surrounding property information provision apparatus, 0101 ... Real estate property information holding part, 0102 ... Optimal attribute value information input reception part, 0103 ... Item weight value acquisition part, 0104 ... Search population acquisition part, 0105 ... Conformity value Information calculation rule holding unit, 0106 ... applicable value information calculation unit, 0107 ... optimum combined real estate property information output unit, 0108 ... optimum combined real estate property information output unit

Claims (9)

Real estate property that includes measurement attribute value information that is information indicating the measurement attribute value that is a value measured on a scale common to the real estate property population for each of the plurality of attribute items indicating the geographical information about the real estate property and the attributes of the real estate property A real estate property information holding unit that holds information associated with the property;
An optimal attribute value information input receiving unit that receives input of optimal attribute value information that is information indicating an optimal attribute value for each of a plurality of attribute items according to user preferences;
An item weight value acquisition unit for acquiring an item weight value, which is a weighting value indicating a degree of importance when performing real estate transactions for a plurality of attribute items according to user preferences;
A search population acquisition unit for acquiring a search population that is a population of real estate properties to be searched;
Conformance that is the degree to which it matches the user's preference for each real estate property in the search population using the optimal attribute value information that has been accepted, the acquired item weight value, and the measured attribute value information for each real estate property A fitness value information calculation rule holding unit that holds a fitness value information calculation rule that is a rule for calculating fitness value information that is information indicating a value;
A fitness value information calculation unit that calculates fitness value information of each real estate property in the search population using a fitness value information calculation rule held in the fitness value information calculation rule holding unit;
The optimal real estate property that outputs the optimal real estate property information that is the information of the optimal real estate property that is the real estate property that is most likely to match the user's preference using the adaptive value information calculated by the adaptive value information calculation unit An information output unit;
The area around the optimal real estate that outputs the information on the properties around the optimal real estate, which is the real estate property information around the optimal real estate, using the geographical information included in the optimal real estate property information output from the optimal real estate property information output section Property information output section,
An optimal real estate surrounding property information providing apparatus having
The optimal real estate surrounding property information output section
An available station information acquisition means for acquiring available station information, which is information of a station that is supposed to be usable if a resident of the real estate property is based on the geographical information on the optimal real estate property,
A real estate property information extraction means within a predetermined area for extracting real estate property information within a predetermined area where the resident is supposed to be able to use the available station based on the acquired available station information;
Extraction rule holding means for holding an extraction rule that is the extraction rule;
Output means for outputting the real estate property information extracted by the real estate property extraction means within the predetermined area,
The extraction rule holding means
An apparatus for providing information on properties around an optimal real estate that holds a transaction-existing administrative district extraction rule that is a rule for extracting real estate property information using an administrative district where real estate transactions were made within a predetermined period. Real estate property that includes measurement attribute value information that is information indicating the measurement attribute value that is a value measured on a scale common to the real estate property population for each of the plurality of attribute items indicating the geographical information about the real estate property and the attributes of the real estate property A real estate property information holding unit that holds information associated with the property;
An optimal attribute value information input receiving unit that receives input of optimal attribute value information that is information indicating an optimal attribute value for each of a plurality of attribute items according to user preferences;
An item weight value acquisition unit for acquiring an item weight value, which is a weighting value indicating a degree of importance when performing real estate transactions for a plurality of attribute items according to user preferences;
A search population acquisition unit for acquiring a search population that is a population of real estate properties to be searched;
Conformance that is the degree to which it matches the user's preference for each real estate property in the search population using the optimal attribute value information that has been accepted, the acquired item weight value, and the measured attribute value information for each real estate property A fitness value information calculation rule holding unit that holds a fitness value information calculation rule that is a rule for calculating fitness value information that is information indicating a value;
A fitness value information calculation unit that calculates fitness value information of each real estate property in the search population using a fitness value information calculation rule held in the fitness value information calculation rule holding unit;
The optimal real estate property that outputs the optimal real estate property information that is the information of the optimal real estate property that is the real estate property that is most likely to match the user's preference using the adaptive value information calculated by the adaptive value information calculation unit An information output unit;
The area around the optimal real estate that outputs the information on the properties around the optimal real estate, which is the real estate property information around the optimal real estate, using the geographical information included in the optimal real estate property information output from the optimal real estate property information output section Property information output section,
An optimal real estate surrounding property information providing apparatus having
The optimal real estate surrounding property information output section
An available station information acquisition means for acquiring available station information, which is information of a station that is supposed to be usable if a resident of the real estate property is based on the geographical information on the optimal real estate property,
A real estate property information extraction means within a predetermined area for extracting real estate property information within a predetermined area where the resident is supposed to be able to use the available station based on the acquired available station information;
Extraction rule holding means for holding an extraction rule that is the extraction rule;
Output means for outputting the real estate property information extracted by the real estate property extraction means within the predetermined area,
The extraction rule holding means
Optimum combination of new real estate property extraction rules, which is a rule for extracting real estate property information using a map location and / or address where there is at least one of real estate property information, such as new property sale schedule, new property sale schedule Real estate surrounding property information provision device. Real estate property that includes measurement attribute value information that is information indicating the measurement attribute value that is a value measured on a scale common to the real estate property population for each of the plurality of attribute items indicating the geographical information about the real estate property and the attributes of the real estate property A real estate property information holding unit that holds information associated with the property;
An optimal attribute value information input receiving unit that receives input of optimal attribute value information that is information indicating an optimal attribute value for each of a plurality of attribute items according to user preferences;
An item weight value acquisition unit for acquiring an item weight value, which is a weighting value indicating a degree of importance when performing real estate transactions for a plurality of attribute items according to user preferences;
A search population acquisition unit for acquiring a search population that is a population of real estate properties to be searched;
Conformance that is the degree to which it matches the user's preference for each real estate property in the search population using the optimal attribute value information that has been accepted, the acquired item weight value, and the measured attribute value information for each real estate property A fitness value information calculation rule holding unit that holds a fitness value information calculation rule that is a rule for calculating fitness value information that is information indicating a value;
A fitness value information calculation unit that calculates fitness value information of each real estate property in the search population using a fitness value information calculation rule held in the fitness value information calculation rule holding unit;
The optimal real estate property that outputs the optimal real estate property information that is the information of the optimal real estate property that is the real estate property that best matches the user's preference using the adaptive value information calculated by the adaptive value information calculation unit An information output unit;
The area around the optimal real estate that outputs the information on the properties around the optimal real estate, which is the real estate property information around the optimal real estate, using the geographical information included in the optimal real estate property information output from the optimal real estate property information output section Property information output section,
An optimal real estate surrounding property information providing apparatus having
The optimal real estate surrounding property information output section
An available station information acquisition means for acquiring available station information, which is information of a station that is supposed to be usable if a resident of the real estate property is based on the geographical information on the optimal real estate property,
A real estate property information extraction means in a predetermined area for extracting real estate property information in a predetermined area where the resident is supposed to be able to use the available station based on the acquired available station information;
Extraction rule holding means for holding an extraction rule that is the extraction rule;
Output means for outputting the real estate property information extracted by the real estate property extraction means within the predetermined area,
The property information output section for optimal real estate
The optimal value information calculation rule used when the optimal real estate property information output unit outputs the optimal real estate property information, and the optimal attribute values and item weights used in the calculation of multiple compatible value information that has already been used An optimum combined real estate surrounding property information providing device having an average preference order output means for outputting the optimal combined real estate surrounding property information in the average preference order applied to the average of values. The extraction rule holding means
Best fit property around property information providing device according to claim 1 for holding the administrative district unit extraction rule is a rule for extracting a real estate listing administrative district units 3. The property information output section for optimal real estate
Optimum combined real estate property information output unit uses optimal value information calculated using the adaptive value information calculation rule used when the optimal combined real estate property information is output. The optimal combined real estate peripheral property information providing apparatus according to any one of claims 1 to 4 , further comprising a preference order output means for specifying and outputting real estate peripheral property information. The property information output section for optimal real estate
Optimum real estate property information output section outputs the optimal real estate property information up to a predetermined order in order using the rank information calculated using rules other than the conformance value information calculation rule used when the optimal real estate property information was output. The apparatus for providing property information about the optimum combined real estate according to any one of claims 1 to 5 , further comprising a rank information use output means for specifying and outputting. The property information output section for optimal real estate
The optimal value information calculation rule used when the optimal real estate property information output unit outputs the optimal real estate property information, and the optimum attribute values and item weights used in the calculation of multiple applicable value information already used 7. The optimum combined real estate surrounding property information providing apparatus according to any one of claims 1 to 6 , further comprising an average preference order output unit that applies the average of the values and outputs the optimum combined real estate surrounding property information in the average preference order. The optimal real estate surrounding property information output section
Use the geographical information included in the optimal real estate property information output from the optimal real estate property information output section to output past relevant real estate property information that is the real estate property information of the properties surrounding the real estate property that was previously traded. The optimal suitable real estate surrounding property information providing apparatus according to any one of claims 1 to 7 , further comprising past suitable real estate surrounding property information output means. About the tour of the real estate property or model room indicated in the optimal real estate property information that is the information of the real estate property that is most suitable for the user's preference using the adaptive value information calculated by the adaptive value information calculation unit The optimal combined real estate peripheral property information providing apparatus according to any one of claims 1 to 8 , further comprising a reservation unit for making a reservation.

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