JP7053533B2 - Distribution determination system, distribution determination method, and distribution determination program - Google Patents

Description

The present invention proposes appropriate post-reconstruction distributions to the members of the condominium and the owner of the neighboring land to be purchased when the land is expanded by acquiring the neighboring land when the condominium is rebuilt. Regarding the system method.

When rebuilding condominiums to solve the problems of earthquakes, aging, and vacant houses, there is a desire to acquire neighboring land, expand the land, and rebuild high-value-added condominiums. When rebuilding or renovating a condominium, it is important for both the residents of the condominium and the business operator to estimate the income and expenditure and profits in advance.

In order to realize a new transaction scheme in which the seller of a real estate property and the renovation company share the added value generated by the renovation, there is a technology for providing a balance simulation device for real estate renovation (Patent Document 1).

JP-A-2017-162316

However, in the technology of Patent Document 1, when information such as the planned sales amount of goods such as used condominiums to be sold and the property evaluation value is input, the expected profit of the renovation company for both the pre-sale renovation method and the post-sale renovation method. It is possible to output the seller's expected amount, but it does not correspond to the case of acquiring neighboring land and expanding and rebuilding the land. In addition, the assumed seller is the owner of the condominium, not all the residents of the condominium.

When rebuilding the entire condominium, there is a problem that the union members of the condominium (residents of the condominium) do not want to rebuild unless the profit after the reconstruction (distribution to the union members) is large. Therefore, it is desirable to increase the distribution by acquiring the neighboring land, expanding the land, increasing the volume (floor area) of the condominium to be rebuilt, increasing the number of units, and increasing the residents (union members) of the condominium. However, it is often difficult to negotiate prices when buying nearby land. Therefore, it is desirable to present that the profits of the members of the condominium after reconstruction and the profits of the owners of the neighboring land to be purchased can be appropriately secured.

To solve this problem, the inventors of the present invention acquire the land data of the neighborhood to be purchased in the condominium to be reconstructed, and the condominium to be reconstructed based on the entire land of the condominium to be reconstructed including the land data of the neighborhood and the cost of the building. By acquiring the estimated reconstruction amount related to the cost of the condominium, calculating the difference between the sales amount of the reconstructed condominium and the estimated reconstruction amount, and dividing this by the number of union members of the condominium, the distribution of the union members is calculated. We focused on being able to propose profits (distributions). In addition, for the owners of neighboring land, instead of providing the land, one of the rebuilt condominiums will be provided to the residents, and the residents (union members) of the condominium will be provided. At that time, we focused on the fact that by establishing a condominium union as a general incorporated association, distributions can be appropriately distributed to owners of neighboring land.

As described above, the present invention provides to the members of the condominium and the owner of the neighboring land to purchase the appropriate post-reconstruction distribution when the land is expanded by acquiring the neighboring land when the condominium is rebuilt. It is intended to provide a distribution determination system, a distribution determination method, and a distribution determination program that can be proposed.

The present invention provides the following solutions.

The invention according to the first feature is
In the input section, the designation means that accepts the designation of the project including at least the number of union members of the condominium to be reconstructed, and the designation of the land in the vicinity of the designated project ,
A land data acquisition means for acquiring the land data related to the neighboring land that has received the designation from the database that holds the land data, and
A means for acquiring the estimated amount of reconstruction, which is calculated by the real estate appraiser based on the land data, and the estimated amount of reconstruction related to the cost of the condominium to be reconstructed is acquired from the terminal of the real estate appraiser or the input unit .
A distribution calculation means for calculating a distribution obtained by dividing the acquired accumulated reconstruction amount by the number of union members of the condominium in the specified project.
Equipped with
The land data is two or more land data, and provides a distribution determination system characterized by acquiring a reconstruction integrated amount calculated by a combination thereof .

According to the invention according to the first feature, the input unit accepts the designation of a project including at least the number of union members of the condominium to be reconstructed, and the designation means for accepting the designation of the land in the vicinity of the designated project, and the land data . The land data acquisition means for acquiring the land data related to the neighboring land that has received the designation from the database holding the above, and the estimated reconstruction amount for the cost of the reconstructed condominium calculated by the real estate appraiser based on the land data. Divides the real estate appraiser's terminal or the reconstructed accumulated amount acquisition means acquired from the input unit and the acquired reconstructed accumulated amount by the number of union members of the condominium in the designated project to calculate the distribution. The land data is provided with a money calculation means, and the land data is two or more land data, and the reconstruction integrated amount calculated by a combination of these is acquired .

The invention according to the first feature is in the category of the distribution determination system, but the distribution determination method and the distribution determination program have the same effects and effects.

The invention according to the second feature is the distribution determination system which is the invention according to the first feature.
The distribution calculation means provides a distribution determination system characterized in that the owner of the land in the vicinity is added to the union member to calculate the distribution.

According to the invention according to the second feature, in the distribution determination system according to the first feature, the distribution calculation means adds the owner of the land in the vicinity to the union member and distributes. Is calculated.

The invention according to the third feature is the distribution determination system which is the invention according to the first or second feature.
The land data provides a distribution determination system characterized by being a superficies of the neighboring land.

According to the invention according to the third feature, in the distribution determination system which is the invention according to the first or second feature, the land data is a superficies of the neighboring land.

The invention according to the fourth feature is
It ’s a computer-run method of determining distributions.
In the input section, the step of accepting the designation of the project including at least the number of union members of the condominium to be reconstructed, and the step of accepting the designation of the land in the vicinity of the specified project ,
The step of acquiring the land data for the neighboring land that has received the designation from the database that holds the land data, and
A step of acquiring the estimated reconstruction amount for the cost of the condominium to be reconstructed calculated by the real estate appraiser based on the land data from the terminal of the real estate appraiser or the input unit .
The step of calculating the distribution by dividing the acquired accumulated reconstruction amount by the number of union members of the condominium in the specified project, and
Equipped with
The land data is two or more land data, and provides a distribution determination method characterized by acquiring a reconstruction integrated amount calculated by a combination thereof .

The invention according to the fifth feature is
In the input section, accept the designation of a project that includes at least the number of union members of the condominium to be reconstructed, and accept the designation of land in the vicinity of the specified project ,
Steps to obtain the land data for the neighboring land that has received the designation from the database that holds the land data ,
A step in which the estimated reconstruction amount for the cost of the condominium to be reconstructed calculated by the real estate appraiser based on the land data is acquired from the terminal of the real estate appraiser or the input unit .
A step of calculating the distribution by dividing the acquired accumulated reconstruction amount by the number of union members of the condominium in the specified project.
To execute ,
The land data is two or more land data, and provides a distribution determination program for acquiring the reconstruction integrated amount calculated by combining these .

According to the present invention, when a neighboring land is acquired and the land is expanded when the condominium is rebuilt, an appropriate post-reconstruction distribution can be proposed to the condominium union members and the owner of the neighboring land to be purchased. It becomes possible to provide a distribution determination system, a distribution determination method, and a distribution determination program.

It is a schematic diagram of a preferable embodiment of this invention. It is the outline of the distribution determination system, and the functional block diagram of the computer 100. It is a flowchart of the distribution determination process. This is an example of the land of a condominium to be reconstructed and the land in the vicinity. This is another example of the land of a condominium to be reconstructed and the land in the neighborhood.

Hereinafter, the best mode for carrying out the present invention will be described with reference to the drawings. It should be noted that this is only an example, and the technical scope of the present invention is not limited to this.

[Overview of distribution determination system]
FIG. 1 is a schematic diagram of a preferred embodiment of the present invention. The outline of the present invention will be described with reference to FIG. As shown in FIG. 2, the distribution determination system may be composed of a computer 100, a database 200, a real estate appraiser 300, and a communication network 400. It is assumed that the computer 100 is a device capable of operating the distribution determination system. Although a desktop personal computer is shown here, it may be a server, a laptop computer, a smartphone, a tablet terminal, a wearable device, a smart watch, or the like. The number is not limited to one and may be plural. It may also be a virtual machine. The computer 100 includes a control unit 110, a communication unit 120, a storage unit 130, an input unit 140, and an output unit 150. The control unit 110 includes a land data acquisition unit 111, a reconstruction integrated amount acquisition unit 112, and a distribution calculation unit 113. The control unit 110 cooperates with the communication unit 120, the storage unit 130, the input unit 140, and the output unit 150 as needed to realize each means. The database 200 is a database that holds land data. The database 200 does not necessarily have to be prepared by itself, and may be an external database, a WEB site, a search site, or the like. If the database 200 is omitted, the user of the computer 100 or the real estate appraiser 300 may directly input the land data. The real estate appraiser 300 is a real estate appraiser who has the ability to calculate the estimated reconstruction amount. The real estate appraiser 300 can input the estimated reconstruction amount from a terminal or the like possessed by the real estate appraiser 300. Alternatively, the reconstruction integrated amount may be directly input by the computer 100. The communication network 400 is a network such as the Internet that enables communication between the computer 100, the database 200, and the real estate appraiser 300.

In the distribution determination system of FIG. 1, first, the land data acquisition means 111 of the computer 100 acquires the land data of the neighborhood to be purchased in the condominium to be reconstructed (step S101). The land data acquired here shall include the land area (tsubo or square meter) and the unit price of the land (yen / tsubo or yen / square meter). Since the land price can be obtained by multiplying the land area and the unit price of the land, it may be acquired together or may be obtained by the land data acquisition means 111 based on the acquired land data. Here, it is assumed that the land data is acquired from the database 200 that holds the land data. The database 200 may be an external database, a WEB site, a search site, or the like. If the database 200 is omitted, the user of the computer 100 or the real estate appraiser 300 may directly input the land data.

Next, the reconstruction estimated amount acquisition means 112 of the computer 100 calculates the reconstruction estimated amount regarding the cost of the condominium to be reconstructed based on the entire land of the condominium to be reconstructed including the neighboring land data acquired in step S101 and the cost of the building. Acquire (step S102). Here, the estimated reconstruction amount is obtained from the real estate appraiser 300. The real estate appraiser 300 can input the estimated reconstruction amount from a terminal or the like possessed by the real estate appraiser 300. Alternatively, the reconstruction integrated amount may be input directly via the input unit 140 of the computer 100. When the real estate appraiser 300 calculates the estimated reconstruction amount, "How large will the floor area of the new condominium be in consideration of the floor area ratio of the entire land including the neighboring land data?", "Floor area On the other hand, how many new condominiums can be set, "how many new condominiums can be set", "how much is the sales profit", "how much is the cost of demolishing the old condominium and building a new condominium", " How much is the subsidy, etc.? "

Finally, the distribution calculation means 113 of the computer 100 calculates the distribution based on the reconstruction integrated amount acquired in step S102 (step S103). Here, the source of the distribution is either the subsidy to be acquired, the sales profit, or the subsidy to be acquired and the sales profit. Further, as a distribution method, the distribution may be divided by the number of union members of the condominium (residents of the condominium) and distributed evenly, or may be distributed according to the ratio of the rooms after rebuilding. Also, for the owners of neighboring land, instead of providing the land, we will provide the residents of the reconstructed condominium and make them residents of the condominium (members of the condominium) in the same way. It is possible to distribute distributions. In that case, by establishing a condominium association as a general incorporated association, distributions can be appropriately distributed. When calculating the distribution, it may be possible to specify whether or not to include the owner of the neighboring land.

As described above, according to the present invention, when the land in the neighborhood is acquired and the land is expanded when the condominium is rebuilt, the appropriate distribution after the reconstruction is purchased with the union members of the condominium. It will be possible to provide a distribution determination system, a distribution determination method, and a distribution determination program that can be proposed to the owner.

[Explanation of each function]
FIG. 2 is an outline of the distribution determination system and a functional block diagram of the computer 100. The distribution determination system includes a computer 100, a database 200, a real estate appraiser 300, and a communication network 400.

It is assumed that the computer 100 is a device capable of operating the distribution determination system. Although a desktop personal computer is shown here, it may be a server, a laptop computer, a smartphone, a tablet terminal, a wearable device, a smart watch, or the like. The number is not limited to one and may be plural. It may also be a virtual machine. The computer 100 includes a control unit 110, a communication unit 120, a storage unit 130, an input unit 140, and an output unit 150.

The computer 100 includes a CPU (Central Processing Unit), a RAM (Random Access Memory), a ROM (Read Only Memory), and the like as the control unit 110. The control unit 110 includes a land data acquisition unit 111, a reconstruction integrated amount acquisition unit 112, and a distribution calculation unit 113. The control unit 110 cooperates with the communication unit 120, the storage unit 130, the input unit 140, and the output unit 150 as needed to realize each means.

The computer 100 includes a database 200 as a communication unit 120, a device for enabling communication with a real estate appraiser 300, and the like. The communication method may be wired or wireless.

The computer 100 includes a data storage unit as a storage unit 130, and stores necessary data such as acquired land data, acquired reconstruction integrated amount, distribution, and the like.

The computer 100 includes a device for realizing an input as an input unit 140. Examples are keyboards, mice, touch panels, pen tablets, microphones and the like.

The computer 100 includes a device for realizing output as an output unit 150. Examples are displays, speakers and the like.

The database 200 is a database that holds land data. The database 200 does not necessarily have to be prepared by itself, and may be an external database, a WEB site, a search site, or the like. If the database 200 is omitted, the user of the computer 100 or the real estate appraiser 300 may directly input the land data.

The real estate appraiser 300 is a real estate appraiser who has the ability to calculate the estimated reconstruction amount. The real estate appraiser 300 can input the estimated reconstruction amount from a terminal or the like possessed by the real estate appraiser 300. Alternatively, the reconstruction integrated amount may be directly input by the computer 100.

The communication network 400 is a network such as the Internet that enables communication between the computer 100, the database 200, and the real estate appraiser 300.

[Distribution determination process]
FIG. 3 is a flowchart of the distribution determination process. The process executed by each of the above-mentioned means will be described in this flowchart.

First, a user of the distribution determination system (not shown) starts the distribution determination system using the input unit 140 of the computer 100 and designates a matter (step S301). The user of the distribution determination system here is assumed to be a business operator who reconstructs an apartment. The business operator performing reconstruction and the real estate appraiser 300 may be the same. The user may perform a login process in order to start the distribution determination system. Existing matters may be displayed as a list at the start of the system so that the user can specify the matter. The project shall include the address, the size of the land, the number of union members of the condominium (residents of the condominium), etc. as information on the condominium to be rebuilt.

Next, the user of the distribution determination system uses the input unit 140 of the computer 100 to specify the neighboring land (step S302). In order to select a neighboring land, after the matter is specified in step S301, the map around the specified matter or the list of the land around the specified matter may be displayed on the output unit 150 of the computer 100. ..

FIG. 4 is an example of the land of the condominium to be reconstructed and the land in the vicinity. Here, it is assumed that the land A of the condominium to be reconstructed is 100 tsubo and the neighboring land B is 50 tsubo. Further, the land when the land A and the land B are combined shall be a rectangle.

Returning to FIG. 3, next, the land data acquisition means 111 of the computer 100 acquires the land data of the neighborhood to be purchased in the condominium to be reconstructed (step S303). In the example of FIG. 4, the land data of land B is acquired. The land data acquired here shall include the land area (tsubo or square meter) and the unit price of the land (yen / tsubo or yen / square meter). Since the land price can be obtained by multiplying the land area and the unit price of the land, it may be acquired together or may be obtained by the land data acquisition means 111 based on the acquired land data. Here, it is assumed that the land data is acquired from the database 200 that holds the land data. The database 200 may be an external database, a WEB site, a search site, or the like. If the database 200 is omitted, the user of the computer 100 or the real estate appraiser 300 may directly input the land data.

Next, the user of the distribution determination system inputs whether or not the designation of the neighboring land is completed by using the input unit 140 of the computer 100 (step S304). If the designation of the neighboring land is completed, the process proceeds to the next step S305, and if the designation of the neighboring land is not completed, the process returns to step S302 to continue the designation. In the example of FIG. 4, since the designation is completed, it is assumed that the process proceeds to the next step S305.

Next, the land data acquisition means 111 of the computer 100 determines the data of the land on which a new condominium is to be built (step S305). In the example of FIG. 4, the rectangular land of 150 tsubo, which is the sum of the land A of 100 tsubo and the land B of 50 tsubo, is used as the new land data.

Next, the data reconstruction integrated amount acquisition means 112 of the computer 100 is based on the cost of the entire land and the building of the condominium to be reconstructed including the neighboring land data determined in step S305, and the reconstructed integrated amount related to the cost of the condominium to be reconstructed. (Step S306). Here, the estimated reconstruction amount is obtained from the real estate appraiser 300. The real estate appraiser 300 can input the estimated reconstruction amount from a terminal or the like possessed by the real estate appraiser 300. Alternatively, the reconstruction integrated amount may be input directly via the input unit 140 of the computer 100. When the real estate appraiser 300 calculates the estimated reconstruction amount, "How large will the floor area of the new condominium be in consideration of the floor area ratio of the entire land including the neighboring land data?", "Floor area On the other hand, how many new condominiums can be set, "how many new condominiums can be set", "how much is the sales profit", "how much is the cost of demolishing the old condominium and building a new condominium", " How much is the subsidy, etc.? " For example, in the example of FIG. 4, assuming that the volume ratio of the building is 200%, the original land A (100 tsubo) can be reconstructed with a floor area of 200 tsubo, whereas the new land B is included. With land data (150 tsubo), a building with a floor area of 300 tsubo can be reconstructed, so it is possible to build a building with a large floor area of 100 tsubo. It is possible to obtain sales profit by newly selling the newly created floor area of 100 tsubo.

Next, the distribution calculation means 113 of the computer 100 calculates the distribution based on the reconstruction integrated amount acquired in step S306 (step S307). Here, the source of the distribution is either the subsidy to be acquired, the sales profit, or the subsidy to be acquired and the sales profit. Further, as a distribution method, the distribution may be divided by the number of union members of the condominium (residents of the condominium) and distributed evenly, or may be distributed according to the ratio of the rooms after rebuilding. Also, for the owners of neighboring land, instead of providing the land, we will provide the residents of the reconstructed condominium and make them residents of the condominium (members of the condominium) in the same way. It is possible to distribute distributions. In that case, by establishing a condominium association as a general incorporated association, distributions can be appropriately distributed. When calculating the distribution, it may be possible to specify whether or not to include the owner of the neighboring land.

Next, the distribution calculation means 113 of the computer 100 outputs the distribution calculated in step S307 (step S308). The output here may be displayed on the output unit 150 of the computer 100 or output by voice, or may be sent by e-mail to related parties, created of documents, or the like. Based on the output here, the business operator who rebuilds the condominium can propose what the distribution will be to the union members of the condominium and the owner of the neighboring land to be purchased.

Finally, the distribution calculation means 113 of the computer 100 confirms whether or not to end the distribution determination process (step S309). If it ends here, the distribution determination system may be terminated, or the process may return to step S301 for designating the matter. If it does not end here, it returns to the designation of land in the vicinity of step S302. For example, if there are a plurality of neighboring lands to be purchased in the condominium to be reconstructed, the distribution when each land is purchased can be calculated by continuing the processing here.

FIG. 5 is another example of the land of the condominium to be reconstructed and the land of the neighborhood. Here, it is assumed that the land A of the condominium to be reconstructed is 100 tsubo, the neighboring land B is 30 tsubo, and the neighboring land C is 20 tsubo. Further, the land when the land A, the land B, and the land C are combined shall be a rectangle. In the example of FIG. 5, the case X where the land lacking the corner of 130 tsubo, which is the sum of the land A of 100 tsubo and the land B of 30 tsubo, is used as the new land data, and the land A of 100 tsubo and the land C of 20 tsubo are combined. Case Y where the land lacking a corner of 120 tsubo is used as the new land data, and the rectangular land of 150 tsubo which is the sum of the land A of 100 tsubo, the land B of 30 tsubo and the land C of 20 tsubo is used as the new land data. There are three possible cases: case Z. If you want to make such a comparison, do not end in step S309, return to step S302 and repeat the process, calculate the distribution of these three cases and compare, how to compare the neighboring land. It is possible to consider whether it is better to buy it.

As described above, according to the present invention, when the land in the neighborhood is acquired and the land is expanded when the condominium is rebuilt, the appropriate distribution after the reconstruction is purchased with the union members of the condominium. It will be possible to provide a distribution determination system, a distribution determination method, and a distribution determination program that can be proposed to the owner.

[Purchase of superficies]
In step S303 of FIG. 3, the neighboring land data acquired by the land data acquisition means 111 of the computer 100 and what is actually purchased may be the superficies of the neighboring land. The case of acquiring superficies is shown below using FIG. 4 as an example. For example, in the example of FIG. 4, it is assumed that a building with a floor area of 30 tsubo is built on a land B of 50 tsubo. If the floor area ratio of land B is 200%, it is possible to construct a floor area of 100 tsubo, but if the actual floor area of the building is 30 tsubo, the difference of 70 tsubo cannot be utilized. It will be. Therefore, it is possible to rebuild a condominium with a floor area of 70 tsubo on land A by purchasing 70 tsubo of superficies for reconstruction while leaving the building on land B as it is. In this case, in addition to the land data acquired in step S303, the data necessary for examining the superficies such as the floor area of the existing building shall be included.

Although the embodiments of the present invention have been described above, the present invention is not limited to these embodiments described above. Further, the effects described in the embodiments of the present invention merely list the most suitable effects arising from the present invention, and the effects according to the present invention are limited to those described in the embodiments of the present invention. is not.

100 computers, 200 databases, 300 real estate appraisers, 400 communication networks

Claims (5)

In the input section, the designation means that accepts the designation of the project including at least the number of union members of the condominium to be reconstructed, and the designation of the land in the vicinity of the designated project ,
A land data acquisition means for acquiring the land data related to the neighboring land that has received the designation from the database that holds the land data, and
A means for acquiring the estimated amount of reconstruction, which is calculated by the real estate appraiser based on the land data, and the estimated amount of reconstruction related to the cost of the condominium to be reconstructed is acquired from the terminal of the real estate appraiser or the input unit .
A distribution calculation means for calculating a distribution obtained by dividing the acquired accumulated reconstruction amount by the number of union members of the condominium in the specified project.
Equipped with
The land data is two or more land data, and is a distribution determination system characterized by acquiring a reconstruction integrated amount calculated by combining these . The distribution determination system according to claim 1, wherein the distribution calculation means adds the owner of the land in the vicinity to the union member to calculate the distribution. The distribution determination system according to claim 1 or 2 , wherein the land data is a superficies of the neighboring land. It ’s a computer-run method of determining distributions.
In the input section, the step of accepting the designation of the project including at least the number of union members of the condominium to be reconstructed, and the step of accepting the designation of the land in the vicinity of the specified project ,
The step of acquiring the land data for the neighboring land that has received the designation from the database that holds the land data, and
A step of acquiring the estimated reconstruction amount for the cost of the condominium to be reconstructed calculated by the real estate appraiser based on the land data from the terminal of the real estate appraiser or the input unit .
The step of calculating the distribution by dividing the acquired accumulated reconstruction amount by the number of union members of the condominium in the specified project, and
Equipped with
The land data is two or more land data, and is a distribution determination method characterized by acquiring a reconstruction integrated amount calculated by combining these . On the computer
In the input section, accept the designation of a project that includes at least the number of union members of the condominium to be reconstructed, and accept the designation of land in the vicinity of the specified project ,
Steps to obtain the land data for the neighboring land that has received the designation from the database that holds the land data ,
A step in which the estimated reconstruction amount for the cost of the condominium to be reconstructed calculated by the real estate appraiser based on the land data is acquired from the terminal of the real estate appraiser or the input unit .
A step of calculating the distribution by dividing the acquired accumulated reconstruction amount by the number of union members of the condominium in the specified project.
To execute ,
The land data is two or more land data, and is a computer-readable distribution determination program for acquiring the reconstruction integrated amount calculated by combining these .

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