KR100370874B1 - The automatic price verification system of real estate which makes use of internet - Google Patents

Abstract

The present invention relates to an automatic real estate price verification system using the Internet, so that various clients connected to the host server to automatically calculate and verify the price of the real estate based on the input contents when the client wants to know the price of the specific real estate. It is.

When an information searcher, who is given an ID and enters through the Internet, enters the general and special physical characteristics of a particular property that he owns or wants to trade, he expects the price to be derived from market prices, compound prices based on refinancing costs, and future real estate operations. The price of the property is automatically calculated based on the logic of calculating the return price after returning the profits to the current price so that it can be used for decision-making regarding various properties.

Each financial company that handles mortgage loans, which must know the price of real estate, can also be used to increase the time and financial efficiency of the work.

Generally, the table appraisal through appraisers takes several tens of minutes to several hours, and there are various inconveniences in the procedure of facing the appraisers directly. It would be a great help not only to general unspecified information searchers but also to various employees who handle related tasks.

Description

The automatic price verification system of real estate which makes use of internet}

The present invention relates to an automatic real estate price verification system using the Internet. More specifically, the individual published land price and the standard land land price, as well as the characteristics of the land, re-procurement costs, correction factors, and various economic-related indexes of the standard building are constantly changing. Price information by interactively estimating and verifying the price of real estate in front of a computer without going directly to the site, from information searchers connected to a host server with built-in information, to financial institution employees who want to know the price of collateral set as a table appraisal and collateral. The present invention relates to an automatic real estate price verification system using the Internet to reduce the time and financial costs of the calculation and verification process.

Unlike general merchandise, in general, real estate cannot carry and show goods for sale or purchase, and since the price sold is relatively high, it was often necessary to visit the site to check the details.

In the past, the real estate informatization business was promoted to sell for real estate or to confirm the sale for purchase, which had to be satisfied at the level of providing only market price and sale information.

However, the real estate, because of the characteristics of the market price and transaction costs are significantly higher than other e-commerce items over the Internet, it is not easy to determine the decision of the transaction, and also meet the requirements for the field and the degree of trust in the goods. Decision making for real estate transactions cannot be made because there is a problem of depth, breadth, and speed of information.

In addition, the conventional method of estimating real estate prices through the Internet is mainly performed in apartments. In general, a specific price function model is programmed so that the customer influences the price of the apartment such as equilibrium, floor, view, incense, noise level, and traffic conditions. By inputting the factors that give the cost, the characteristic price of the apartment is derived.

Of course, this price is also used to verify the price quotes for sale, but there is a disadvantage in that it is not possible to calculate the prices of real estate such as buildings, malls, land, factories, and single-family houses except apartments. In case of requesting anticipated appraisal (desk appraisal) without going off-line, employees and appraisers use the automatic price verification method, which is based on resourcing costs as well as market prices based on simple comparison cases. There is a need to be able to quickly derive profit prices based on compound prices and profits generated by real estate.

Accordingly, the present invention is to solve the problems of the conventional method for estimating the real estate price through the Internet as described above, the user can verify the price verification for all types of real estate through the Internet at a time without regard to time and place Real-time price of real estate using the Internet, so that users can get it at the desired time and receive verification results collectively without consulting the appraisal company directly according to the data level of the real estate details entered by the user. Its purpose is to provide a verification system.

The automatic real estate price verification system using the Internet of the present invention for achieving the above object allows the visitors to use this to be given an ID by inputting some personal information,

By dividing the member who has been given an ID into a general member and a special member, the member can search all information including basic information.

When a visitor for real estate price verification connects to the server through a computer and inputs an ID for automatic price verification, the price can be verified interactively.

In the case of land, the above-mentioned accessor is the location where the price is to be verified, and in the case of a building, the type and use / structure of the real estate, the year of construction, the materials such as exterior walls, windows, floors, ceilings, etc. If selected and inputted, the characteristics of individual lands and standard land announcements stored inside are automatically calculated based on the land price ratification table, re-procurement cost of the standard building, grade processing procedures, and data necessary for various corrections.

Through the above process, the ratification price of the land and the compound price of the building are derived.

The above accessor can also derive a profit price based on the profit generated from the entire property including land and buildings.If the user selects and inputs data such as rent, sales, and operating expenses in order, To derive a return price for the property,

When the visitor selects and inputs basic and detailed data on the property, the verified price and inputs of the visitor can be seen at a glance.

In addition, the above-mentioned accessor should be constructed in the most sophisticated logical structure so that it can be used not only by the general person who does not know the details of the real estate but also by the employees of the appraisal agency that understands the specific characteristics of the real estate. In the case of not being able to input specific characteristics, the price can be calculated as an average value, so that anyone who is not sure of the characteristics of the real estate can verify the price and verification process by simple question and answer.

1 is a schematic diagram showing an overall configuration according to an embodiment of the present invention.

Explanation of symbols on the main parts of the drawings

1 ... 1n: Computer for general internet users

2 ... 2n: computer for appraiser

3: internet network 4: host server

5 ... 5n: Broker computer

6 ... 7n: Field investigator computer

7: memory 8: Index storage file

9: Apartment index storage file 10: Management file

Hereinafter, the present invention will be described in detail with reference to Examples.

1 schematically illustrates the configuration of a wireline telephone network of the present invention,

A host server connected to at least one general Internet user computer (1) ... (1n) and a computer for appraisal workers (2) ... (2n) via an Internet network (3), such as a telephone line or a dedicated line. (4) enables communication with each other,

Information on sales and lease prices by region and time of various properties from brokerage computers (5) ... (5n) or field researcher computers (6) ... (6n) connected via the Internet network (3) In the host server (4) receiving the input via the brokerage computer (5) ... (5n) also receives information about the property to be stored in the internal memory (7),

The host server 4, which has received the information on the sale or lease price or for sale, includes real estate by type, region, building size, building years, building materials (exterior, window, floor, ceiling, etc.) and financial market index. Index information of factors affecting real estate prices or profit fluctuations such as income returns, capital growth rates and risk levels are stored in the index storage file (8) from time to time.

The information of the apartment's equilibrium / dong / house-by-house clock, new year / construction company / transportation environment / education environment / comfort / heating / corridor structure / distance from subway station / parking number / area area Apartment index information of door to door information such as / noise level / viewing degree is often stored in the apartment index storage file (9),

The characteristics of the individual lands and the standard lands shall be stored in the management file (10) from time to time, such as land price ratification tables and standard building re-procurement costs, as well as the data necessary for the classification process and various corrections.

In the host server 4, the general Internet user computer 1 is based on the index information stored in the index storage file 8, the apartment index storage file 9, and the management file 10. ) And the appraisers' computer (2) ... (2n) are configured to calculate land prices, building prices, and profit prices while providing detailed information on the real estate in question and answer. The land price calculated in (4) shall be calculated by the calculation method of "standard land announcement rate * land price change rate * regional factor * individual factor * quote correction index". The standard price of land is disclosed as the standard, and it affects the factors that form the price of the real estate in the same way. Among the published lands, select standard published lands with similar price-forming factors, i.e., select standard lands with the same use area within the radius of 0.5 km, the same usage conditions, and similar land characteristics. If there is no standard land price with the same usage status in the same use area, the standard land price with similar land use characteristics is selected.In the similar land characteristics comparison, the standard land price in the order of road condition, shape, topography, and direction is used. The land price change rate is to allow the Ministry of Construction and Transportation to announce land price fluctuations by quarter, by real estate use, and by region to determine whether it is rising or falling or stable. However, the standard land price, which is evaluated and published on January 1 of each year, can indicate a large difference between the public price and the desired price. To get rid of the difference. The separate factors are subdivided into large cities, small and medium cities, and provincial counties to use the land price ratification table of the Ministry of Construction and Transportation, which compares the price differences, road conditions, shapes, topography, and incense according to the usage situation by region. The city's market correction index is subdivided into regions, ie large cities, small and medium cities, and provincial counties, and then subdivided into real, answer, orchard farmland, residential land, industrial land, business land, and commercial land by real estate type. Collect the transaction cases and auction cases by region and type, and use the automatic price calculation system to find the standard land price that represents the price level of each area to which each case belongs, and calculate it through multiple regression analysis at the end of the quarter to find the difference between the current price and the standard land price. In the host server (4), the "standard site announcement is * land price change * regional factor." * Individual factors * The land price calculated by the calculation method of the “Ticker Information Information Index” is calculated after a plurality of land prices are calculated based on the land address, land type, and land use range entered by the user. The host server 4 reads the values of standard land announcement sites that are stored according to the land address, type, and range of use, which are the most similar among the land price change rate, regional factors, individual factors, and the market correction index. On the other hand, the building's valuation is evaluated in the form of "Building resourcing cost (new construction cost * area)-depreciation = building price". This includes not only overhead costs such as general management and insurance fees, but also facility costs owned by the building, and varies depending on the type of building, the size of the basement and ground floors, and the facilities. The depreciation modification is based on the useful life method, which considers the number of years, where the useful life is divided into physical life and economic life, and physical life is simply an evaluation method that considers only wear over time. In addition, the economic useful life method is revised in consideration of over- and under-investment, functional efficiency, externality, etc. of the target building in addition to the physical years of life. According to the method, the cost of re-procurement is classified into a grade with objectivity and rationality, and the depreciation correction is systemized to be decremented based on the economic lifespan. If it is 15 to 20 years old, it will be accelerated.

Referring to the operation process of the present invention configured as described in more detail as follows.

Sales of various real estate by region and time from a computer for a brokerage office (5) ... (5n) or a field researcher computer (6) ... (6n) connected to a host server (4) via an internet network (3) And while receiving the information on the rental price and at the same time through the brokerage computer (5) ... (5n) is also received information for sale and stored in the internal memory (7).

In addition, the host server 4 includes real estate type, region, building size, building years, building materials (exterior, windows, floors, ceilings, etc.), financial market index, income rate of return, which are frequently input by the verification personnel. Index information of factors that affect the price or profit fluctuations of real estate, such as capital growth rate and risk level, is stored in the index storage file (8).

In addition, the apartment's equilibrium / apartment / door to door clock information input from time to time, new construction year / construction company / traffic environment / educational environment / comfort / heating / corridor structure / distance to the subway station / parking lot / complex The apartment index information of door-to-door information, such as door-to-door direction, noise level, and viewing degree, as well as complex information such as area, is stored in the apartment index storage file 9.

The verification personnel store in the management file 10 data necessary for the characteristics and standard land announcements of individual lands inputted as necessary, land price ratification tables, reprocurement costs of standard buildings, grading procedures, and various corrections.

As described above, the host server 4 storing the real estate information, the index information and the management information is, firstly, a computer for general Internet users (1) ... (1n) and a computer for appraisal workers (2) ... (2n). When a visitor such as the user accesses this site, the initial screen is displayed to input his / her personal information, and an ID distinguished from other accessors is assigned to the visitor who correctly inputs his / her personal information to become a member.

The members who have been given IDs are classified into general members and special members, so that all members can search for paid or free information.

That is, a visitor for real estate price verification can access this site through his PC and enter an ID for automatic price verification to be connected to the host server 4 and perform interactive price verification.

In the case of land, the above user inputs the location of the land for which the price is to be verified, and in the case of a building, he / she wants the type and use / structure of the real estate, the year of construction, the materials such as exterior walls, windows, floors, and ceilings, and various auxiliary facilities. If you select as much as the level, the real estate type, region, building size, building years, building materials (exterior, window, floor, ceiling, etc.) and financial market index stored in the index storage file (8) of the host server (4) Index information of factors affecting real estate prices or profit fluctuations, such as income return, capital growth rate, and risk level, as well as information on the equilibrium / dong / door-to-door time, new year / Construction company / traffic environment / education environment / comfort / heating / corridor structure / distance from subway station / parking number / area area, as well as door to door / noise / view level Apartments in the index information stored in the management of land and properties of individual files and pyojunji official land price, land prices and the ratification of the table refinancing costs and rating procedures and based on the data required for various calibration standards to calculate the price of building land and buildings.

The ratification price of the land and the compound price of the building are also calculated by the same process.

In addition, when the visitor selects and inputs the data required by the host server 4 in order, it affects the price or profit fluctuation of the real estate such as the financial market index, income return, capital growth rate and risk level stored in the index storage file 8. These factors can be used to derive a profit price based on the revenue generated from the entire property, including land and buildings.

When the visitor selects and inputs basic and detailed data on the property, each verified price and input information are output at a glance. However, even if the general public does not know the details of the property, The price can be calculated.

Therefore, according to the automatic real estate price verification system using the Internet of the present invention, the visitor to use this is given some personal information to be given an ID,

The visitor connects to the server and enters the ID. In the case of land, the location where the price is to be verified, and in the case of a building, provides information about the type and use / structure of the property, the year of construction, building materials, and various auxiliary facilities. Selecting and inputting, the characteristics of the individual land and the standard land announcement site stored internally will calculate the price based on the land price ratification table, re-procurement cost of the standard building, the grade processing procedure and data necessary for various corrections.

By the above process, the ratification price of the land and the compound price of the building are derived, and the accessor can also derive the profit price based on the profit generated from the entire property including land and buildings. Even if you do not know the characteristics of real estate, anyone can verify the price of all types of property through a single internet connection regardless of time and place.

Claims (1)

The host server (4) is a real estate, regional and timely sale and sale of real estate from a brokerage computer (5) ... (5n) or a field researcher computer (6) ... (6n) connected via an Internet network (3) and Receive information about the rental price and store it in the internal memory (7), The host server 4, which has received the information on the sale or lease price or for sale, includes real estate by type, region, building size, building years, building materials, financial market index, income rate of return, capital growth rate and risk level. Index information of factors influencing the price or profit fluctuation of the real estate is stored in the index storage file (8), The information of the apartment's equilibrium / dong / house-by-house clock, new year / construction company / transportation environment / education environment / comfort / heating / corridor structure / distance from subway station / parking number / area area Apartment index information of door to door information such as / noise level / viewing degree is often stored in the apartment index storage file (9), In the management file (10), the characteristics of individual lands and standard land announcements, land price ratification tables and standard buildings' re-procurement costs, grading procedures, and other necessary data are stored. The host server (4) is based on the information stored in the index storage file (8), apartment index storage file (9) and management file (10) and general Internet user computer (1) ... (1n) and According to the information on the land or building for which the appraisal practitioner's computer (2) ... (2n) wants to know the price entered as a question and answer, the standard land announcement * land price change * regional factor * individual factor * quote correction index Real estate using the Internet to calculate and print the land price of the property by the general calculation method of "and the building price by the general calculation method of" Reprocurement cost of a building (new construction cost * area)-deduction correction = building price " Automatic price verification system.