JP6648889B2 - Real estate property evaluation support device, real estate property evaluation support program, real estate property introduction device, and real estate property introduction program - Google Patents

Description

  The present invention relates to a real estate evaluation support device, a real estate evaluation support program, a real estate introduction device, and a real estate introduction program that support the evaluation of real estate such as condominiums and detached houses.

  When selling or purchasing real estate such as condominiums and detached houses, it is important whether prices are accurately evaluated.

  For example, in the real estate price assessment system described in Patent Literature 1, a corresponding land correction rate is specified based on the shape of a land and a state of approach, and a product of a reference land price per unit area and an input land area. Calculate the land price by multiplying the above land correction factor, and then specify the corresponding building unit price and useful life based on the building structure, specify the building correction factor from these, and calculate the total floor area and the building The building price is calculated by multiplying the product of the unit price and the building correction rate, and the sum of the land price and the building price is calculated as an integrated price.

  In this real estate price assessment system, when the purpose of the assessment is trading, the value changes depending on the transaction demand, and even if buildings of the same structure and the same size are built on the same size of land, Since the value based on buying and selling should be different depending on whether there is demand or not, the transaction demand is classified into three categories: “present”, “absent”, and “unknown”. In the real estate price assessment system, in principle, the marketability present rate is determined according to the assessment purpose. Therefore, only when the assessment purpose is “sale and purchase”, the correction rate according to the presence or absence of transaction demand is adjusted. Multiplying the value of the marketability present rate.

JP-A-2004-171211

  However, in the real estate price assessment system described in Patent Document 1, the value of the marketability present rate is corrected by multiplying the correction rate according to the presence or absence of transaction demand. The question is whether the price is appropriate. Certainly, the price of a real estate property is determined by the marketability. However, if only the transaction demand at the time of sale or purchase is considered, the valuation may be too high or too low.

  For example, when selling a property, the appraisal price of the real estate property is too high, and if the appraisal price is put to sale as the sale price, there will be no buyers and the price must be reduced. In such a case, since the seller once sells the product at a high sale price, even if it is presented again at an appropriate price, the consumer feels a sense of high price and falls into a situation where it is difficult for buyers to find it. Therefore, unless the price is further reduced from the appropriate assessment price, buyers may not appear, and as a result, a sale loss may occur.

  Therefore, the present invention provides a real estate evaluation support device, a real estate evaluation support program, a real estate introduction device, and a real estate introduction device program that can make an appropriate judgment by being able to obtain an appropriate assessment price. The purpose is to:

  The real estate appraisal support device of the present invention comprises: an original sales price calculating means for calculating an original sales price by dividing a contract price of a contract example by an index indicating a price trend at the time of the contract; and Tsubo unit price calculating means for calculating the average of the estimated tsubo unit price from the estimated tsubo unit price of each of the contracted cases obtained by dividing by the area of Evaluation property price calculation means for calculating an assessment price at the time of evaluation by multiplying the area of the property by the estimated average tsubo unit price.

  In addition, the real estate evaluation support program of the present invention, the computer, the contract price of the contract case, the index indicating the price trend at the time of contract and the area obtained by dividing the estimated unit price of each of the contract case obtained by dividing the area Tsubo unit price calculating means for calculating the average of the estimated tsubo unit price and calculating the estimated average tsubo unit price of the contract example, and calculating the assessment price at the time of evaluation by multiplying the area of the real estate to be evaluated by the estimated average tsubo unit price. It is characterized by functioning as evaluation property price calculation means.

According to the real estate evaluation support apparatus and the real estate evaluation support program of the present invention, first, the original selling price calculation means performs the following calculation.
(A1) The selling price (original selling price) not taking into account the price movement can be calculated by dividing the closing price of the closing case by the index indicating the price movement at the time of closing.
Next, the unit price calculation unit performs the following calculation.
(A2) The estimated unit price per tsubo, which is the unit price per tsubo, can be calculated by dividing the selling price without considering the price trend by the area.
(A3) By calculating the average of the estimated unit price of the contracted case, the estimated average unit price of the unit can be calculated.
Next, the evaluation property price calculation means performs the following calculation.
(A4) The assessment price at the time of evaluation can be calculated by multiplying the area of the real estate object to be evaluated by the estimated average tsubo unit price.

  When the real estate object to be evaluated is a building, the tsubo unit price calculating means calculates the estimated average tsubo unit price at the time of new construction by using an index indicating a price trend at the time of closing and a coefficient and area based on depreciation for each building age. An average of the estimated tsubo unit price at the time of new construction of each of the contract cases obtained by dividing the contract price of the contract case by the above is obtained, and the evaluation property price calculating means calculates the assessment price at the time of the evaluation, The estimated sales price at the time of new construction obtained by multiplying the area of the target real estate by the estimated average tsubo unit price at the time of new construction can be obtained by multiplying by a coefficient based on the age of the building.

As described above, when the real estate to be evaluated is a building, first, the unit price calculation unit performs the following calculation.
(B1) By dividing the contract price of the contract example by an index indicating the price trend at the time of the contract, the selling price without taking the price trend into account can be calculated.
(B2) The selling price at the time of new construction can be calculated by dividing the selling price not taking into account price trends by a coefficient based on depreciation for each age.
(B3) The estimated unit price per tsubo, which is the unit price per tsubo at the time of new construction, can be calculated by dividing the selling price at the time of new construction by the area.
(B4) The estimated average tsubo unit price can be calculated by calculating the average of the estimated tsubo unit prices of the contracted cases.
Next, the evaluation property price calculation means performs the following calculation.
(B5) The estimated selling price at the time of new construction can be calculated by multiplying the area of the real estate object to be evaluated by the estimated average tsubo unit price.
(B6) The estimated price at the time of evaluation can be calculated by multiplying the estimated selling price at the time of new construction by a coefficient based on the age of the building.

  The real estate article introduction device of the present invention is a real estate article evaluation support apparatus of the present invention, a storage unit storing the contract example and the real estate article to be sold, and a search from the real estate article to be sold. A search means for extracting a real estate property that meets the conditions as a search result property, and an assessment price obtained by the real estate property evaluation support device, using a selected property selected from the search result properties as a real estate property to be evaluated. And a presenting means for presenting the selected property together with the selling price of the selected property.

  In addition, the real estate article introduction program of the present invention is a computer which stores a computer for storing the real estate article evaluation support apparatus according to claim 1, the contract example, and a real estate article to be sold. Search means for extracting, as search result properties, real estate properties that match the search conditions from the real estate properties to be searched, and the selected property selected from the search result properties as a real estate property to be evaluated. The present invention is characterized in that it functions as presentation means for presenting the assessed price obtained by the above together with the selling price of the selected property.

  According to the real estate property introduction device of the present invention, the selected property selected from the search result properties extracted by the search means is selected as the real estate property to be evaluated, and the assessment price obtained by the real estate property evaluation support device is selected. The presenting means is presented together with the selling price of the property. Therefore, it is easy to compare the assessed price with the selling price.

  The sales price, age, and area of the real estate property that you want to sell are collected periodically from the real estate listing site provided by other servers connected to the network, and the difference is calculated. Real estate article collecting means for accumulating the information in which the above is established in the storage means.

  The real estate property collection means collects information on the real estate property desired to be sold from the real estate property introduction site provided by another server and stores the information in the storage means. Can be widely collected.

  It is possible to include a rank determining means for determining a rank of the selected property based on one condition selected from a sale price, a building age or a unit price from the search result properties. Since the ranking of the selected property is displayed, the operator can grasp at a glance whether the selected property has a higher selling price or unit price per neighboring real estate property or an older age.

  A mark indicating the original sales price from the contract price of the contract example calculated by the original sales price calculation means is plotted on the first linear coordinate axis indicating the price, and a mark indicating the sales price of the search result article is displayed. Plotting is performed on the second coordinate axis in the form of a straight line in which the price scale is adjusted to the first coordinate axis, and a mark indicating the evaluation price at the time of evaluation calculated by the evaluation property price calculation means is displayed on the first coordinate axis and the second coordinate axis. Plotting means for plotting based on the price scale of the coordinate axes, orthogonal coordinates by a price axis obtained by combining the first coordinate axis and the second coordinate axis with a price scale, and a probability axis indicating a sale probability with respect to the price of the real estate article. A graph in which a first sale probability curve corresponding to the original sale price of the contract example and a second sale probability curve corresponding to the sale price of the search result article are superimposed. A graph generating means for generating, and an intersection between the first selling probability curve and the second selling probability curve and a linear cursor moving along the first coordinate axis, the second coordinate axis, and the price axis of the graph. And a cursor operation means for displaying the sale probability indicated by the following.

  According to the present invention, it is possible to calculate an assessment price in consideration of a price trend, so that an appropriate assessment price can be obtained, so that an appropriate decision can be made.

BRIEF DESCRIPTION OF THE DRAWINGS It is a figure for demonstrating the real estate property introduction apparatus including the real estate property evaluation support apparatus which concerns on embodiment of this invention, and the server and terminal device connected via the internet to the real estate property introduction apparatus. FIG. 2 is a block diagram of a configuration of the real estate property introduction device shown in FIG. 1. It is a figure which shows the coefficient based on the depreciation for every age. It is a figure of the coefficient which shows a price trend. It is a figure showing an example of a search page. It is a figure showing an example of a search result page. It is a figure showing the state where the selected article was selected on the search result page. It is a figure showing an example of a property detail page. FIG. 9 is a diagram illustrating a continuation of the property detail page illustrated in FIG. 8. FIG. 9 is a view showing a state where a part of the property detail page shown in FIG. 8 is opened.

A real estate property introduction device including a real estate property evaluation support device according to an embodiment of the present invention will be described with reference to the drawings.
The real estate property introduction device provides a real estate property introduction site to a terminal operated by an operator such as a prospective purchaser who wants to buy a real estate property or a prospective seller who wants to sell a real estate property, and provides a real estate property introduction site to This is to guide candidates.
As shown in FIG. 1, the real estate property introduction device 10 is communicably connected to a terminal device T via the Internet W which is an example of a network. Further, the real estate property introduction device 10 is communicably connected to the server SV that provides another real estate property introduction site via the Internet W.

The real estate property introduction device 10 is a computer in which a real estate property introduction program is operated. The real estate property introduction device 10 includes a communication unit 20, a real estate property information collection device 30, a real estate property introduction site providing device 40, and a real estate property evaluation support device 50.
The communication unit 20 has a function of communicating with the server SV connected to the Internet W and the terminal device T.

The real estate property information collection device 30 has a function of communicating with a server SV that provides another real estate property introduction site, and collecting information about the real estate property from the other real estate property introduction site.
The real estate property information collection device 30 includes a real estate property collection means 31, a closed case accumulation means 32, and a storage means 60.
The real estate property collecting means 31 has a function of acquiring data relating to real estate properties desired to be sold posted on other real estate property introduction sites, associating them with each other, and storing them in the storage means 60 as property information.
The closed case accumulation means 32 calculates a period from the start of listing of the real estate article until the listing is stopped as a listing period, associates the sales price before the listing is not listed with the contract price with the property information, and associates these with the property information. It has a function of storing it in the storage means 60 as information.

The real estate property introduction site providing device 40 includes a page generation unit 41, a search unit 42, a rank determination unit 43, a location display unit 44, a rearrangement unit 45, and a storage unit 60.
The page generation unit 41 embeds numerical values and information from other units in accordance with the format of various pages stored in the storage unit 60, transmits each page to the terminal device T via the communication unit 20, and sends the page to the operator. It functions as a presentation means for presenting a real estate property.
The search unit 42 searches the property information and the contract example on the search condition input page provided by the page generation unit 41 based on the search condition input by the operator operating the terminal device T, and matches the search condition. A function is provided for extracting the real estate property (search result property) obtained and storing it in the storage means 60.

The rank determining means 43 has a function of determining the order of the real estate property selected from the search result properties (hereinafter, referred to as a selected property) in the search result properties.
The location display means 44 has a function of displaying, on a map, a selected property and a search result property in a predetermined range around the location of the selected property.
The reordering means 45 has a function of reordering realizable properties that can be sold and contract examples based on the retrieving properties based on reordering conditions. This rearrangement condition can be a unit price, a selling price, or a building age.

  The plotting unit 46 plots a mark indicating the original selling price from the contracted price of the contract example calculated by the original selling price calculating unit 51 described later on the first linear coordinate axis indicating the price, and sells the search result property. The mark indicating the price is plotted on a second linear coordinate axis in which the price scale is matched to the first coordinate axis, and the mark indicating the evaluation price at the time of evaluation calculated by the evaluation property price calculating means 53 described later is displayed on the second coordinate axis. A function is provided for plotting based on the price scale of the first coordinate axis and the second coordinate axis.

  The graph generating means 47 converts the first coordinate axis and the second coordinate axis into orthogonal coordinates based on a price axis corresponding to the price position and a probability axis indicating a sale probability with respect to the price of the real estate property, and a second coordinate corresponding to the original sales price of the contract example. It has a function of generating a graph in which 1 sale probability curve and a 2nd sale probability curve corresponding to the sale price of the search result property are superimposed.

  The cursor operation means 48 moves along the first coordinate axis, the second coordinate axis, and the price axis of the graph, and displays the sale probability indicated by the intersection between the first sale probability curve and the second sale probability curve and the linear cursor. It has the function to do.

  The real estate evaluation support device 50 supports evaluation of a real estate such as an apartment or a detached house. The real estate evaluation support apparatus 50 is a computer that runs a real estate evaluation support program on a computer. The real estate property evaluation support device 50 includes an original sales price calculation means 51, a tsubo unit price calculation means 52, and an evaluation property price calculation means 53.

The original selling price calculating means 51 divides the contracted price of the contracted case by an index indicating the price trend at the time of closing to calculate the original selling price, which is a selling price not taking into account the price trend, and stores it in the storage means 60. Has functions.
The tsubo unit price calculating means 52 divides the original selling price by a coefficient based on depreciation for each building age based on the building age and the area of the real estate property to calculate each tsubo unit price at the time of new construction of the contract example. Calculate the average of the unit price of the new building, calculate the average unit price of the new building of the contract example, and store it in the storage means 60.
The evaluation property price calculating means 53 calculates the price at the time of new construction by multiplying the area of the real estate property to be evaluated by the average unit price and dividing the index indicating the price trend at the time of new construction. And a function for calculating the price at the time of evaluation by multiplying the coefficient based on the age of the building and an index indicating the price trend at the time of evaluation, and storing the price in the storage means 60.

  As the storage means 60, a hard disk drive or SSD capable of storing a large capacity can be used. The storage means 60 stores property information, contract example information, and various data for correction.

  The property information is associated with the type, name, address indicating the location, images such as photographs showing the appearance, floor plans, etc., age, sales price, area, floor plans, negotiation status, etc. Data. For example, the type of the real estate property is a condominium or a detached house, and further includes information such as new construction, second-hand or unknown. The name is the name of the apartment. The area is the exclusive area for condominiums and the total area for detached houses. The floor plan is a symbol in which the number of rooms is a number, the living room is L, the kitchen is K, the dining room is D, and the storage room is S. The status of the negotiation is "concluded" indicating that the sale has been closed, "suspension" indicating that the sale is temporarily suspended, "during negotiation" indicating that the negotiation is in progress, and "public" where the sale is possible There are various states such as.

The contract example information is data in which property information relating to a real estate property that has been sold is associated with a contract time and a contract price.
The various data for correction are coefficients based on depreciation for each building age and indices indicating price trends. Coefficients based on depreciation for each building age (multiplication rate) are as shown in Fig. 3. Can be a constant for each. For example, a detached house of 12 years old is "0.540", and an apartment is "0.595".
In addition, the index indicating the price trend can be a constant expressed as a percentage as shown in FIG. For example, the rate for an apartment constructed in April 2014 is 124.8%. The index showing the price trend is based on the transaction price information of about 300,000 real estates released monthly by the Ministry of Land, Infrastructure, Transport and Tourism and indexed the real estate price trends by country, by block, by metropolitan area, and by prefecture. "Real estate price index" can be used.

In the storage means 60, the address of another real estate property introduction site provided by the server SV, for example, a URL is registered as site information.
Further, in the storage means 60, information such as a login name and a password of an operator who accesses the real estate introduction site is registered.

  The terminal device T can be a desktop, notebook, or tablet computer on which a browser operates, or a smartphone on which a browser operates.

The operation and the use state of the real estate article introduction device 10 according to the embodiment of the present invention configured as described above will be described with reference to the drawings.
First, in the real estate article introduction device 10 shown in FIGS. 1 and 2, it is assumed that property information indicating a real estate property is registered in the storage unit 60. However, if there is more property information, the prospective purchaser or prospective seller can compare or refer to the property information, and the convenience increases because the number of options increases.

  Therefore, in the real estate property information collection device 30, the real estate property collection means 31 accesses the server SV based on the site information registered in the storage means 60, and obtains information on the real estate property posted on another real estate property introduction site. Are collected and stored in the storage means 60 as property information. The real estate property collecting means 31 can collect the property information periodically, for example, every day, every week, or every month.

  On other real estate property introduction sites, real estate properties are sold, so real estate properties may not be listed. In such a case, the contracted case accumulation means 32 calculates the publication period of the real estate article whose publication has been lost. Then, the contracted case accumulating means 32 stores the sales price before it is no longer posted in the storage means 60 as the contracted price.

  In this way, the real estate collection means 31 periodically collects information on the real estate for sale and obtains a difference, thereby obtaining information on the real estate for sale (property information). And information on real estate properties that have been sold (contract cases) can be widely collected on the Internet W. Therefore, by accumulating the information of the real estate for sale or for which sale has been established, advantageous information can be provided to an operator who wants to purchase or sell.

The operator who operates the terminal device T in the real estate article introduction device 10 in which the property information is accumulated in this manner inputs desired conditions and browses the real estate article.
For example, the operator operates the terminal device T and first logs in from the log-in screen of the real estate listing site provided by the page generation means 41 of the real estate listing device 10. Then, the operator causes the terminal device T to display a search page for inputting search conditions of the real estate property introduction site. For example, a search page P1 as shown in FIG. 5 is transmitted from the real estate property introduction device 10 and displayed. The operator inputs search conditions on this search page P1.
On the search page P1, it is possible to narrow down by negotiation state (status), address, property price (sale price), contract price, floor plan, total or exclusive area, and other detailed conditions.

  Then, when the user wants to display the search results in a list, he presses the “display in list” button B11. If the user wants to plot the search results on a map, he presses the "display on map" button B12.

  The real estate property introduction device 10 and the search means 42 search the real estate property information stored in the storage means 60 based on the search condition input on the search page P1, and store the information as a search result property in the storage means 60. Then, based on the search result property, the page generation means 41 generates a search result page P2 shown in FIG. 6 and transmits it to the terminal device T via the communication means 20.

In the search result page P2, a condition change area A21 for further narrowing down is arranged at the upper part, a map display area A22 is arranged on the left side, and a list display area A23 is arranged on the right side.
In the condition change area A21, a search window W21 for re-searching at the location, a type change column R21 for changing conditions such as a newly built apartment or a detached house, a used condition, a price change column R22 for changing the width of the selling price, land Land area change column R23 to change the area when searching for, Total area change column R24 to change the total area, Exclusive area change column R25 to change the exclusive area, When changing the state of negotiations , A negotiation state change field R26 and a search button B21 for performing a search again.

In the map display area A22, a mark indicating the location of the real estate is plotted on the map displayed by the location display means 44 based on the address input on the search condition page P1. Detached houses are displayed in blue, condominiums in red, and land in yellow. “Contracted” is plotted as “completion”, and “public” is plotted as a pin.
In the list display area A23, a photograph showing the appearance or an image of a floor plan is displayed for each real estate property. In addition, property information on the real estate property is displayed.

The operator can select a real estate property whose details are desired to be viewed from the search result page P2. For example, the operator can make a selection by using a mark plotted in the map display area A22 or make a selection from the list display area A23.
When a selection is made using the mark in the map display area A22, as shown in FIG. 7, a balloon B22 is displayed from the position of the selected mark, and the selected real estate property (hereinafter, referred to as a selected property). Is displayed at the top of the list display area A23.

The balloon B22 in FIG. 7 displays the location, “public” indicating the status of the negotiation, “condominium” indicating the type, “exclusive area” indicating the area because the type is an apartment, and a selling price or a contract price. . For example, when the selected property is a detached house address, the display of the area is the total area of the land area.
When an external appearance photograph or a floor plan in the list display area A23 is selected, a balloon B22 is displayed from a corresponding mark in the map display area A22 in which the selected property is displayed. The balloon B22 has the same contents as when the balloon B22 is selected by the mark in the map display area A22.

  When the operator wants to view the details of the selected property, the operator operates the terminal device T and presses the “Details” button B23 of the balloon B22 or the “Details” button B24 of each real estate property in the list display area A23. .

By pressing the “details” buttons B23 and B24, the details of the selected property are displayed on the property detail page. On the property detail page, the entire page configuration is generated by the page generation unit 41 and transmitted to the terminal device T via the communication unit 20.

In the property detail page P3 shown in FIGS. 8 and 9, a heading column R31 is arranged at the top. In the header column R31, the appearance photograph or floor plan of the selected property (target property), property name, location, sale price (sales price), type (condominium, detached house, land, etc.) and age, exclusive area (area), The unit price per tsubo, the period since the release, and the rank R311 of the selected property are displayed.
Since the ranking R311 of the selected property is displayed on the property detail page P3, the operator can grasp at a glance whether the selected property has a higher selling price or unit price per neighboring real estate property or an older building age. can do.

  In the heading column R31, a rearrangement menu M31 that defines the order of the rank described below is arranged in a pull-down format. The menu M31 can be selected from the following items as the sorting conditions: "unit price", "property price" (sales price), and "age".

  A summary information column R32 is displayed below the heading column R31. The outline information column R32 includes, on the left side, an image display unit S31 that switches between an external appearance photograph and a floor plan, and a map display unit S32 that displays a scalable map indicating the location of the selected property.

  In the summary information column R32, summary information such as the total number of floors and the floor where the selected property is located, occupied or vacant, completion date, building age, and unit price per tsubo are displayed. By clicking on the position where "OPEN" is displayed, as shown in FIG. 10, the general information is displayed as "property summary", "property details", "history", "building information", and "business "Information" will open, and clicking on each will open that item.

Below the summary information column R32, a surrounding property display section S33 in which other real estate properties located around the selected property are displayed by the location display means 44 is arranged. Below the summary information column R32, a ranking list display section S34 that displays a list of the ranking of the selected property is arranged.
In the order list display section S34, the sorting means 45 selects, by the menu M31, a real estate property located in a predetermined range around the selected property among the real estate properties (search result properties) searched according to the search condition. Are arranged by item. The order list display section S34 is arranged in ascending order if the unit price and the selling price are included. In addition, if it is the age, it is arranged in the new order.

  In the present embodiment, five properties are real estate properties (search result properties) searched according to the search condition, and the selected property ranks fourth in terms of tsubo unit price. The order list display section S34 displays a maximum of ten items.

Below the peripheral property display section S33, a sales price range display section S35 in which real estate properties displayed as a list in the order list display section S34 are plotted on a straight line based on the sales price is arranged.
A contracted case list display S36 (see FIG. 9) that displays a list of contracted case orders is displayed below the rank list display section S34. The contracted case list display S36 is a list of contracted cases located in a predetermined range centering on the selected property, arranged in ascending order of unit price. In the present embodiment, the order list display section S34 displays a maximum of 10 cases, but the number of contract cases searched is 24.
On the left side of the contracted case list display S36, a peripheral contracted case display section S37 in which the contracted cases displayed as a list in the contracted case list display S36 are plotted on a map by the location display means 44 is arranged. Further, a contract price range display section S38 plotted on a straight line based on the unit price per tsubo is arranged.

Below the closed case list display S36 and the closed price range display section S38, an evaluation display section S39 indicating a market price (assessed price) is arranged.
In the evaluation display section S39, the assessment price is displayed as "sale assessment price". In addition, an “object list” button B31 is displayed on the right side of the “sales assessment amount”. When the “target list” button B31 is pressed, a list of contract examples used for calculating the assessed price can be viewed.

  A sale probability display section S40 is displayed below the evaluation display section S39 and at the bottom of the property detail page P3. In the sale probability display section S40, a circular mark M1 is displayed on the first coordinate axis L1 (past market). In the sale probability display section S40, a circular mark M2 is displayed on the second coordinate axis L2 (current market). Further, in the sale probability display section S40, a triangular mark M3 is displayed below the second coordinate axis L2. Further, a graph G is displayed in the sale probability display section S40.

Here, the calculation of the assessment price displayed on the evaluation display section S39 will be described in detail.
First, the original selling price calculating means 51 of the real estate evaluation support apparatus 50 reads out the index indicating the price trend shown in FIG. 4 from the storage means 60 based on the closing time of the closed case displayed in the closed case list display S36. . Next, the original selling price calculating means 51 divides the contracted price of the closed case by the index of the price trend to calculate a selling price that does not take the price trend into account (hereinafter referred to as the original selling price). Thereby, even if the transaction demand at the time of closing is high or low, it is possible to make the price uniform. Next, the tsubo unit price calculating means 52 divides the original selling price by a coefficient based on the age of the building to calculate an estimated selling price at the time of new construction (hereinafter, referred to as an estimated selling price). Further, the area (exclusive area) is divided from the estimated selling price at the time of new construction to calculate an estimated unit price per tsubo at the time of new construction (hereinafter, estimated unit price per tsubo).
If the estimated unit price of each contracted case can be calculated, the unit price calculation unit 52 calculates the average of the estimated unit price to obtain the estimated average unit price.

  Next, the evaluation property price calculation means 53 multiplies the area (exclusive area) of the selected property to be a real estate property to be evaluated by the estimated average tsubo unit price. As a result, a sales price (original sales price) that does not take into account price trends at the time of sale can be calculated. Next, the evaluation property price calculating means 53 calculates an estimated selling price in consideration of the price trend at the time of new construction by dividing the index of the price trend at the time of new building. Finally, the evaluation property price calculation means 53 multiplies the estimated sales price by a coefficient based on the age of the building, and calculates an evaluation price at the time of evaluation whose value has decreased based on depreciation.

  As described above, since the unit price of the contract example at the time of new construction is calculated based on the sales price that does not take into account the price trend, the contract unit price of the contract example can be calculated accurately. In addition, by calculating the assessment price of the real estate to be evaluated from the estimated selling price at the time of new construction calculated from this unit price, accurate evaluation of the real estate can be obtained.

  The assessment price of the real estate calculated by the real estate evaluation support device 50 is displayed on the evaluation display section S39. Although the selling price of this selected property was 16.8 million yen, as a result of the assessment, it is displayed as 11.22 million yen in the evaluation display section S39. Therefore, the operator can understand that the selling price of the selected property is too high due to the assessed price. Therefore, the real estate evaluation support apparatus 50 can make a proper judgment by obtaining a proper assessment price.

  Further, in the real estate article introduction device 10, the assessment price obtained by the real estate assessment support device 50 is presented to the operator together with the selling price of the selected property, so that the comparison between the assessment price and the sale price is easy.

Next, the sale probability display section S40 displayed below the evaluation display section S39 will be described.
The plotting unit 46 plots, on the first coordinate axis L1 (past market), the mark M1 indicating the original selling price, which is the selling price without considering the price trend, from the contracted price of the contract example calculated by the original selling price calculating unit 51. You. In addition, the plotting unit 46 plots a mark M2 indicating the selling price of the search result article on a second linear coordinate axis L2 (current market) in which the price scale is matched to the first coordinate axis L1.
The plotting means 46 further plots a mark M3 indicating the evaluation price at the time of evaluation calculated by the evaluation property price calculating means 53 based on the price scale of the first coordinate axis L1 and the second coordinate axis L2.

  The graph G is an orthogonal coordinate system including a price axis X in which the price position is adjusted to the first coordinate axis L1 and the second coordinate axis L2, and a probability axis Y indicating a sale probability with respect to the price of the real estate. In the graph G, a first sale probability curve C1 corresponding to the original sale price of the contract example and a second sale probability curve C2 corresponding to the sale price of the search result property are superimposed.

  The first sale probability curve C1 and the second sale probability curve C2 are statistically determined curves. That is, the first sale probability curve C1 and the second sale probability curve C2 are serpentine curves arranged between the lowest price and the highest price, the highest price is set to the sale probability of 20%, and the highest sale price is set. This is a curve in which the price with a high probability is set to 80%.

  Then, the operator operates a keyboard or a mouse, which is an example of an input unit (not shown), to perform a cursor operation, and the cursor operation unit 48 causes the linear cursor C to move the first coordinate axis L1 and the second coordinate axis L2. And it moves along the price axis X of the graph G. At this time, the cursor operation means 48 displays the sale probability indicated by the intersection of the cursor C with the first sale probability curve C1 and the second sale probability curve C2.

For example, at an evaluation price of 112,200,000 yen at the time of evaluation, in the past market, it was possible to sell at a probability of 35%. It can be seen from this graph G that the sale may be possible with the probability of. In addition, if the cursor C is moved to the left, the probability gradually increases, so that if the price is further reduced, the possibility of selling can be increased.
Therefore, the operator can easily grasp the position of the assessed price in the market.

In the present embodiment, the case where the real estate is an apartment is described as an example, but it may be a land or a detached house.
For example, if the real estate property is land, if it is an apartment, when calculating the estimated tsubo unit price, the contract price of the contract example was divided by a coefficient based on the depreciation for each building age. By omitting, the estimated unit price of the land can be calculated.
Further, when the real estate is a detached house, the building portion can be calculated by the same calculation as the condominium, and the evaluation price at the time of the evaluation of the detached house can be calculated by adding up the land portion.

The case where the prospective purchaser becomes the operator and browses the real estate property introduction site has been described. However, in order for the prospective seller to set an appropriate selling price when selling the real estate property, the real estate property evaluation support device 50 is used. May be used.
Also, in the present embodiment, an apartment has been described as an example of a real estate property, but the present invention can be applied to a detached house with land. When calculating the appraisal price of a detached house, the appraisal price of the building part is calculated in the same manner as the condominium, and is added to the price of the land part. By doing so, a detached house can be evaluated in the same way as an apartment.

  INDUSTRIAL APPLICABILITY The present invention can support evaluation of real estate properties such as condominiums and detached houses, and thus can be used in the real estate industry in general.

REFERENCE SIGNS LIST 10 real estate property introduction device 20 communication means 30 real estate property information collection device 31 real estate property collection means 32 closed case accumulation means 40 real estate property introduction site providing device 41 page generation means 42 search means 43 rank determination means 44 location display means 45 sorting means 46 Plotting means 47 Graph generating means 48 Cursor operating means 50 Real estate property evaluation support device 51 Original sales price calculating means 52 Unit price calculation means 53 Evaluation property price calculating means 60 Storage means SV server T Terminal device W Internet P1 Search condition page B11 "Display in list" button B12 "Display in map" button P2 Search result page A21 Condition change area W21 Search window R21 Type change field R22 Price change field R23 Land area change field R24 Total area change field R25 Exclusive area change field R2 Negotiation status change field B21 Search button B22 Callout B23, B24 "Details" button A22 Map display area A23 List display area P3 Property detail page R31 Heading field R311 Rank R32 Summary information field S31 Image display area S32 Map display area S33 Nearby property display area S34 Ranking list display section S35 Sales price range display section S36 Contracted case list display S37 Peripheral contracted case display section S38 Contracted price range display section S39 Evaluation display section S40 Sale probability display section M31 Sorting menu B31 "Target list" button L1 First Coordinate axis L2 Second coordinate axis X Price axis Y Probability axis G Graph M1, M2, M3 Mark C1 First sale probability curve C2 Second sale probability curve C Cursor

Claims (8)

An original selling price calculation means for calculating the original selling price by dividing the closing price of the closing case by an index indicating the price trend at the time of closing;
Tsubo unit price calculation for calculating an average of the estimated tsubo unit price from the estimated tsubo unit price of each of the contract cases obtained by dividing the original selling price by the area of the contract case, and calculating an estimated average tsubo unit price of the contract case Means,
A real estate evaluation support device comprising: an evaluation real estate price calculating means for calculating an assessment price at the time of evaluation by multiplying the area of the real estate to be evaluated by the estimated average unit price. When the real estate to be evaluated is a building,
The tsubo unit price calculating means is obtained by dividing the estimated average tsubo unit price at the time of new construction by dividing the contract price of a contract example by an index indicating a price trend at the time of contract and a coefficient and area based on depreciation for each building age. The average of the estimated tsubo unit price at the time of each new construction of
The evaluation property price calculation means, the evaluation price at the time of evaluation, the area of the real estate property to be evaluated, the estimated selling price at the time of new construction obtained by multiplying the estimated average tsubo unit price at the time of new construction, 2. The real estate evaluation support device according to claim 1, wherein the real estate evaluation support device is obtained by multiplying a coefficient based on the age of the building. Computer
An original selling price calculation means for calculating the original selling price by dividing the closing price of the closing case by an index indicating the price trend at the time of closing,
Tsubo unit price calculation for calculating an average of the estimated tsubo unit price from the estimated tsubo unit price of each of the contract cases obtained by dividing the original selling price by the area of the contract case, and calculating an estimated average tsubo unit price of the contract case means,
A real estate evaluation support program that functions as an evaluation real estate price calculating means for calculating an assessment price at the time of evaluation by multiplying the area of the real estate to be evaluated by the estimated average unit price. A real estate evaluation support device according to claim 1,
Storage means for storing the contract example and the real estate property desired to be sold;
A search unit for extracting, as a search result property, a real estate property that matches a search condition from among the real estate properties desired to be sold;
A real estate comprising: a selected property selected from the search result properties as a real estate property to be evaluated; and a presentation means for presenting an assessment price obtained by the real estate property evaluation support device together with a sales price of the selected property. Property introduction device.   The sales price and area data of the real estate property desired to be sold are periodically collected from a real estate property introduction site provided by another server connected to the network to obtain a difference, and the real estate property is sold. 5. The real estate article introducing device according to claim 4, further comprising a real estate article collecting means for accumulating information in said storage means.   The real estate according to claim 4, further comprising: a rank determining unit configured to determine a rank of the selected property based on one condition selected from a sale price, a building age, and a unit price of the search result properties. Property introduction device. A mark indicating the original sales price from the contract price of the contract example calculated by the original sales price calculation means is plotted on the first linear coordinate axis indicating the price, and a mark indicating the sales price of the search result article is displayed. Plotting is performed on the second coordinate axis in the form of a straight line in which the price scale is adjusted to the first coordinate axis, and a mark indicating the evaluation price at the time of evaluation calculated by the evaluation property price calculation means is displayed on the first coordinate axis and the second coordinate axis. Plotting means for plotting based on the price scale of the coordinate axes,
A first sale corresponding to the original sale price of the contract example is shown in the orthogonal coordinates of a price axis obtained by matching the price scale to the first coordinate axis and the second coordinate axis and a probability axis indicating the sale probability with respect to the price of the real estate property. Graph generation means for generating a graph in which a probability curve and a second sale probability curve corresponding to the sale price of the search result property are superimposed;
Move along the first coordinate axis, the second coordinate axis, and the price axis of the graph to display a sale probability indicated by an intersection between the first sale probability curve and the second sale probability curve and a linear cursor. 7. The real estate article introducing device according to claim 4, further comprising a cursor operating unit. Computer
The real estate evaluation support device according to claim 1,
Storage means for storing the contract example and the real estate property desired to be sold;
A search unit for extracting, as a search result property, a real estate property that matches a search condition from among the real estate properties desired to be sold;
A real estate property that functions as a presentation unit that presents an assessment price obtained by the real estate property evaluation support device together with a sales price of the selected property, with a selected property selected from the search result properties as a real estate property to be evaluated. Referral program.