JPS62288961A - Real estate evaluating system - Google Patents

Abstract

PURPOSE:To evaluate a land on each drawing by providing a line characteristic detecting means and a means which evaluates a line based on the detection result and preliminarily determined factors and obtaining coefficients of individual line values by overall evaluation. CONSTITUTION:An air photograph is analyzed into a drawing and is stored as information on a magnetic medium. Line numbers are given based on a road ledger and field investigation to extract information on two-dimensional coordinates, and coordinates of a line are read. The coefficient 1 of street which indicates the use value and the utility based on a width W, the classification, etc., of the line, the coefficient 2 of proximity based on a distance (s) from a station, a hospital, or a pollution source, and the coefficient 3 of curtilage which indicates the use state, the cultural property, etc., of curtilage itself based on the improvement level are calculated in accordance with formulas I-III. The line value is higher according as the addition value is larger, and line values are standardized and determined with the line value, which has the maximum coefficient of line value in a region, as a constant. Evaluation results are corrected in accordance with transaction examples to evaluate the land on each drawing without contradictions.

Description

[Detailed description of the invention] 3. Detailed description of the invention (Industrial application field) The present invention relates to a fixed asset evaluation system.

(Prior Art) It is necessary to evaluate the price of fixed assets such as residential land in order to determine the transaction price in a sales transaction or to calculate the tax base for fixed asset tax.

Conventionally, this type of fixed asset evaluation uses the standard land with the highest land price in the municipality as the evaluation standard land, but the value of this evaluation standard land is instructed by the Ministry of Home Affairs, and the designation of the standard land is made by the prefecture. . In other words, real estate appraisers and others conducted appraisals of fixed assets, taking into consideration the assessed value of standard land in the area instructed by the Ministry of Home Affairs and each prefecture, and the actual sales and transaction status.

(Problem to be solved by the invention) However, when fixed assets are evaluated under such a procedure, an imbalance in the evaluation may occur. That is,
When increasing the evaluation standards for fixed assets, conventionally only standard land is multiplied by a predetermined increase rate to make a new evaluation, but the evaluation standards for land other than standard land are ambiguous, and this Therefore, the appraised value of land that is relatively adjacent to each other may differ. Furthermore, since various subjective factors are taken into consideration when considering the actual circumstances of the purchase and sale transaction, there is a problem that the valuation value is not constant.

In view of this point, it is an object of the present invention to provide a fixed asset evaluation system that can calculate values consistent with the above-mentioned conventional fixed asset evaluation based on certain standards.

(Means for Solving the Problems) The present invention includes a detection means for detecting the characteristics of an arbitrarily selected route, and based on the detection results of the detection means and predetermined factors, the utility value of the route itself, It is equipped with an evaluation means for evaluating the influence of beneficiary facilities on the route and the status of residential land use on the route using coefficients, and a road price coefficient for each route price is obtained by comprehensively evaluating the coefficients evaluated by the evaluation means. A well-known land evaluation is done based on the road price coefficient.

(Example) Hereinafter, an example of the present invention will be described with reference to the drawings.

FIG. 1 shows the hardware configuration of a fixed asset evaluation system according to the present invention.

The main body 30 is equipped with a dictionary for converting hiragana information inputted from the keyboard 31 into kanji, and further includes a basic operating system (O8) for driving the fixed asset evaluation system according to the present invention, and a basic operating system (O8) for driving the fixed asset evaluation system according to the present invention. Various programs 32~
35 is written ↑a in the ROM (not shown). The functions of these programs 32 to 35 will be described later.

Information input from the key fob 31 and R in the main body 30
The information stored in the AM is displayed on a display 38 and further recorded and outputted from a printer 39. Further, information entered manually from the keyboard 31 and various data processed by the programs 32 to 35 are stored in the Flow Novy 40 and the hard disk 41, and are stored in the main body 30 under the control of the O8 in the main body 30.
Rolled in/rolled out.

The hardware configuration described above performs fixed asset evaluation according to the procedure shown in FIG. 2 based on various price formation factors.

In FIG. 2, step 50 is a step of creating the lot number and house map of the district where fixed assets are to be evaluated. Specifically, the enlarged aerial photograph (see FIG. 3) is processed according to the analysis/plotting program 32. , converted into data and stored in the hard disk 41. Steps 51 to 57 are steps for calculating road prices. First, roads on which road prices are to be installed are selected based on the road ledger survey and field survey. In the example, ■,■
, ■...). In principle, route names are assigned to each block head, and may be changed as appropriate if there are circumstances such as when it is recognized that the situation of residential land differs between block heads. Step 52 converts the data representing the route in the data plotted in step 50 into two-dimensional coordinates (X-Y
Please refer to Figure 4), route name ~ [phase]
For example, the coordinates of the start point, end point, and intermediate points 1 to 10 are read using a digitizer.

Steps 53 to 55 are steps for determining and evaluating street coefficients, access coefficients, and residential land coefficients, which are the main factors in fixed asset evaluation in this example, according to the coefficient evaluation program 33.

The street coefficient is a coefficient that indicates the utility value and utility of the route itself, and is calculated by the following formula (1) depending on the width of the route, whether it is a sidewalk or road, whether it is paved or not, and how steep the road is. It is determined based on the following.

Street coefficient = t-'F (Ka) + ΣX = t-W/W+3
+ Σ Table 2
shows a list of data used to determine this street coefficient.

In Table 1, for example, if a main line is maintained, it will be ranked "C" and the coefficient will be 1.20.
If this road is paved, an additional 0.10 is added to the coefficient in Table 2.

The proximity coefficient is a coefficient that indicates the benefit value due to the benefit facilities (train station, bus stop, hospital, shopping district, etc.) on the route or the benefit value due to the benefit facility (garbage disposal, gas powder storage/substation, pollution generation #). The calculation is made based on the following formula (2).

Approach coefficient -Σm -F (S) -Σm・(S -s/S
)” - (21 However, m: Index specified in Table 3 F(s): Coefficient S that gradually decreases the m value according to the distance S from the target facility: Maximum beneficial distance S: Distance table between the residential land and the target facility 3 shows a list of data used for determining this approach coefficient.

In Table 3, rsJa is a value indicating the maximum beneficial range of the facility, and this value is indicated by the distance from the midpoint of the route from 1 to 1°.

Figures 5 to 7 each show specific examples of beneficiary facilities, where S represents a station, H represents a hospital, and P represents a post office. The distance between intermediate points 1 to 1o of each route ■ to [phase] and these beneficiary facilities Ls+ to Ls'to, I-H+ to L+++o +
LPI~LPI. is the beneficiary distance of the facility rl + r2
If it is smaller than +r3, a proximity coefficient is given according to the degree of proximity.

The “n” column is a column for specifying the benefit curve, and is a column for specifying the benefit curve, and is
This specifies the curve by which the benefit rate decreases in the range up to column J, and as in this example, r
When 2 is specified in the nJ column, 2 is substituted for the index n in the calculation formula (2) above, giving the characteristic that the benefit rate decreases in a quadratic curve as shown in graph 81 of Figure 8. It will be done. In addition, for example, if you specify 1 for nJllill, a straight line as shown in graph 82 in Figure 8 will be specified. The index is given a value of 2 if the straight line graph 82 has a larger value than the quadratic curve graph 81.

In addition, if various settings are made in this rnJ column, this benefit curve can be changed arbitrarily, so that the aspect of the facility can be fully taken into consideration. In addition, the “Housing” column in Table 3, “
The "Commercial" and "Industrial" columns indicate whether the facility is in a residential area, commercial area,
The maximum benefit rate varies depending on where the industrial area is located, so this is the field where you set this value.

The above-mentioned residential land coefficient is a coefficient for evaluating the value of the residential land itself based on its state of use, culture, security, natural environment, etc. within the frequent inspection area, and is based on the maintenance level (item U, item U, etc.) shown in Table 4.
Po, Qo) and the items shown in Table 5, this is a coefficient calculated by the following formula (3).

Residential land coefficient - U・F (P, Q) + ΣY-U・(1+φ
trikarii/no) 10ΣY...(3) However, U
: Basic grade of general usability of residential land specified in Table 4 P : Public important land ratio Po of the target area : Standard public land ratio Q specified in Table 4 : Path length density Qo of the target area : Table Based on the coefficients obtained in steps 53 to 55, which are equal to or greater than the sum of the coefficients indicating the value-utility shown in Table 5, Tables 6 and 7 are calculated according to the table creation program 34 in Step 56. Create a data table of road prices shown in . Further, automatic drawing of the road price map is executed according to the drawing program 35.

Table 6 shows an example of a road price data table, and Table 7 is a list showing the details of the calculation status of the street coefficient, approach coefficient, and residential land coefficient for route 1 of Table 6.

The “coefficient meter” column shown in Tables 6 and 7 shows the street coefficient,
This value is the sum of the proximity coefficient and the residential land coefficient, and indicates the coefficient value (road value coefficient) that is the standard for the fixed assets of the relevant route, and the higher this value, the higher the relevant route value.

The actual route price is determined by comparing the value of the coefficient meter calculated in this way with the maximum route price within the district specified by the Ministry of Home Affairs or the prefecture. The road price with the road price coefficient (given as 5.936 in this example) is expressed as a constant (1 in this example).
000)).

The price is also determined in the same way as this route price, in proportion to the route with the maximum road price coefficient.

These Tables 6 and 7 are displayed on the display 38 as calculation results.
, and is further printed out from the printer 39.

In Table 6, extension refers to the length of the line, and in the case of a curve, it refers to the length when the curve is extended across its center line.

Steps 57 and 58 are steps for examining and correcting the calculated road price, and corrections are made in accordance with transaction cases, real estate appraisals, etc. This modification is done by changing the route classification, changing the coefficient value, etc.

Next, in step 59, the land of each plot is evaluated based on the road price for each route obtained as described above, and the fixed assets of the predetermined land are evaluated. This evaluation of each brushstroke is performed based on the shape of both areas, the situation in which they are in contact with the route, etc. This evaluation is based on the conventional method of calculating both land areas, depending on the shape of the land, such as ordinary land where only one side of the residential land is in contact with the railway line, land, closed land, attached land, etc. . The results of these two-way calculations are recorded on the hard disk 41, and a two-way evaluation map is automatically drawn as necessary. Further, the calculation result in step 59 is also modified depending on the transaction case.

[Table 1] [Table 2] [Table 4] [Table 5] [Table 6] [Table 7] (Effects of the invention) As described above, according to the present invention, it is possible to conduct an appraisal simply from standard land and transaction examples. Since the evaluated road price is calculated based on a fixed coefficient, there is no inconsistency in the evaluation within a given area. Additionally, fixed assets can be easily reevaluated based on changes in land use, etc.

[Brief explanation of drawings]

Figure 1 is a block diagram showing the hardware configuration of the fixed asset evaluation system according to the present invention, Figure 2 is a flow chart showing the fixed asset evaluation procedure, Figure 3 is a diagram showing an example of an aerial photograph, and Figure 4 is Figures 5 to 7 are diagrams showing examples of setting route names and reading of beneficiary facilities, respectively, are diagrams showing distance measurements between beneficiary facilities and routes, and Figure 8 is a graph illustrating a benefit curve. 30... Main body 31... Keyboard 38.
... Display 39 ... Printer 40 ... Floppy 41 ... Hard disk Figure 1 Figure 2

Claims (1)

[Claims] 1) Detection means for detecting the characteristics of an arbitrarily selected route; Based on the detection results of the detection means and predetermined factors, the utilization value of the route itself and the beneficiary facilities for the route are determined. The road price coefficient for each route is obtained by comprehensively evaluating the coefficients evaluated by the evaluation means, and the road price coefficient for each route is calculated based on the road price coefficient. A fixed asset evaluation system that is characterized by the fact that land evaluation is done in writing. 2) The fixed asset evaluation system according to claim 1, wherein the evaluation result of the evaluation means is modified according to the transaction case.