KR102113083B1 - Automatic system of estimating real-estate and method thereof - Google Patents

Abstract

Disclosed is an automatic real estate evaluation system and method. A Supreme Court registration history search module that automatically searches the Supreme Court registration history; A Ministry of Land, Transport and Maritime Affairs market inquiry module for inquiring market price information of a real estate previously stored in the Ministry of Land, Transport and Maritime Affairs; A real estate rating determination module is configured to determine the real estate rating by reflecting the court registration details automatically retrieved from the Supreme Court Registration History Search Module in the market price information searched by the Ministry of Land, Transport and Maritime Affairs.

Description

Automated real estate evaluation system and its method {AUTOMATIC SYSTEM OF ESTIMATING REAL-ESTATE AND METHOD THEREOF}

The present invention relates to an automatic real estate evaluation system and method, and more particularly, to an automatic real estate evaluation system and method using automatic search of real estate evaluation data and registration details.

In the conventional appraisal of real estate, information on real estate is obtained mainly by using its own database or by querying a database of a public institution.

However, since the price of the property itself fluctuates from time to time and the information affecting the property price also fluctuates, it is not easy to accurately track and evaluate the property price in real time.

In addition, real estate is heavily priced by nearby traffic information, subway information, schools, public institutions and other information.

In fact, many real estate appraisal systems often reflect these factors in evaluation.

However, in order for a property to have a value as a collateral, it is more important to evaluate the value of the property by the relationship of the property than these physical factors.

Real estate evaluation reflecting these factors has not been properly reflected so far.

10-1230561 10-0364087

An object of the present invention is to provide an automatic real estate evaluation system.

Another object of the present invention is to provide a method for automatically evaluating real estate.

The real estate automatic evaluation system according to the object of the present invention described above includes: a Supreme Court registration history search module that automatically searches for a Supreme Court registration history; A Ministry of Land, Transport and Maritime Affairs market inquiry module for inquiring market price information of a real estate previously stored in the Ministry of Land, Transport and Maritime Affairs; It may be configured to include a real estate rating determination module that determines the real estate rating by reflecting the search details of the Supreme Court registration automatically retrieved from the Supreme Court registration history search module in the market price information searched by the Ministry of Land, Transport and Maritime Affairs.

Here, the registration record search module of the Supreme Court may be configured to search the registration record related to the rights relationship of the real estate.

The method for automatically evaluating real estate according to another object of the present invention described above includes the steps of: automatically searching a Supreme Court registration history search module for a Supreme Court registration history; The Ministry of Land, Transport and Maritime Affairs, querying the quote information of the real estate stored in the Ministry of Land, Transport and Maritime Affairs database in advance; The real estate rating determination module may be configured to include the step of determining the real estate rating by reflecting the search details of the Supreme Court registration automatically retrieved from the Supreme Court registration history search module in the market price information searched by the Ministry of Land, Transport and Maritime Affairs.

Here, the step of automatically searching the Supreme Court registration history search module for the Supreme Court registration history may be configured to search the registration history related to the real estate rights relationship.

According to the above-described automatic real estate evaluation system and method, it is configured to search and track real-time evaluation by searching and tracking databases such as the Supreme Court database, the Ministry of Land, Transport and Maritime Affairs, and the like, in real time, thereby improving the real-time performance and accuracy of real estate evaluation. There is.

In addition, in such a real estate evaluation, it is configured to perform a real value evaluation according to the restricted property set in the real estate, thereby having the effect of estimating the actual economic value due to the real estate rights relationship in addition to the value according to the physical elements of the real estate itself.

1 is a block diagram of an automatic real estate evaluation system according to an embodiment of the present invention.
2 is a flowchart of an automatic real estate evaluation method according to an embodiment of the present invention.

The present invention can be applied to various changes and can have various embodiments, and specific embodiments are illustrated in the drawings and described in detail in detail for carrying out the invention. However, this is not intended to limit the present invention to specific embodiments, and should be understood to include all modifications, equivalents, and substitutes included in the spirit and scope of the present invention. In describing each drawing, similar reference numerals are used for similar components.

Terms such as first, second, A, and B may be used to describe various components, but the components should not be limited by the terms. The terms are used only for the purpose of distinguishing one component from other components. For example, the first component may be referred to as a second component without departing from the scope of the present invention, and similarly, the second component may be referred to as a first component. The term and/or includes a combination of a plurality of related described items or any one of a plurality of related described items.

When an element is said to be "connected" or "connected" to another component, it is understood that other components may be directly connected to or connected to the other component, but there may be other components in between. It should be. On the other hand, when a component is said to be "directly connected" or "directly connected" to another component, it should be understood that no other component exists in the middle.

The terms used in the present application are only used to describe specific embodiments, and are not intended to limit the present invention. Singular expressions include plural expressions unless the context clearly indicates otherwise. In this application, terms such as “include” or “have” are intended to indicate the presence of features, numbers, steps, actions, components, parts, or combinations thereof described in the specification, one or more other features. It should be understood that the existence or addition possibilities of fields or numbers, steps, operations, components, parts or combinations thereof are not excluded in advance.

Unless defined otherwise, all terms used herein, including technical or scientific terms, have the same meaning as commonly understood by a person skilled in the art to which the present invention pertains. Terms, such as those defined in a commonly used dictionary, should be interpreted as having meanings consistent with meanings in the context of related technologies, and should not be interpreted as ideal or excessively formal meanings unless explicitly defined in the present application. Does not.

Hereinafter, preferred embodiments of the present invention will be described in detail with reference to the accompanying drawings.

1 is a block diagram of an automatic real estate evaluation system according to an embodiment of the present invention.

1, the real estate automatic evaluation system 100 according to an embodiment of the present invention includes a real estate database 101, a real estate DB search module 102, an automatic scheduling module 102a, and a credit information company DB search module ( 103), Supreme Court Registration History Search Module (104), Real Estate Changes Judgment Module (105), Real Estate Changes Output Module (106), Restricted Property Information Query Module (107), Ministry of Land, Transport and Maritime Affairs, Market Reference Query (108), Collateral Ratio It may be configured to include a calculation module 109, a real estate rating database 110, a mortgage ratio inquiry module 111, and a real estate rating determination module 112.

The real estate automatic evaluation system 100 is configured to evaluate in real time the data stored in the real estate database 20 of the Supreme Court, the Ministry of Land, Transport and Maritime Affairs, and the like, to increase real-time performance and accuracy of the evaluation of real estate prices. It can be configured to track real-time changes in real estate prices on its own through robot searches, such as web crawling.

In addition, it is configured to track and reflect changes in real estate rights relations, and can be configured to reflect and evaluate values according to the real estate rights relations.

Hereinafter, a detailed configuration will be described.

The real estate database 101 is a configuration in which real estate data is stored in advance, and real estate data held by the automatic search system 100 for real estate evaluation may be stored.

The real estate data may be updated through registration information of the Supreme Court real estate database 20 or market price information stored in the Ministry of Land, Transport and Maritime Affairs database 30.

The real estate DB search module 102 may be configured to search real estate data stored in advance in the real estate database 101.

The real estate data may include both real estate registration details and real estate price information.

The automatic scheduling module 102a may be configured to query in real time whether there is a change in the stored data of the credit information company database 10, the Supreme Court real estate database 20, and the Ministry of Land, Transport and Maritime Affairs (30).

The automatic scheduling module 102a includes a credit information company DB search module 103, a Supreme Court registration history search module 104, a restricted property information inquiry module 107, and the Ministry of Land, Transport and Maritime Affairs market inquiry module for the changed data as a result of a real-time inquiry. 108) may be configured to search or query in real time for the corresponding data.

The credit information company DB search module 103, the Supreme Court registration history search module 104, the restricted property information inquiry module 107, and the Ministry of Land, Transport and Maritime Affairs market inquiry module 108 specify specific data by web crawling, etc. It can be configured to lookup/search.

The credit information company DB search module 103 may be configured to search the credit information company database 10 to search for information related to changes in real estate rights relations, for example, debts, restricted property rights, equals, and seizures. .

The Supreme Court registration history search module 104 may be configured to automatically search the registration history of real estate stored in the Supreme Court real estate database 20.

The real estate change determination module 105 compares self-owned real estate data retrieved from the real estate DB search module 102 and the record of the Supreme Court registration automatically retrieved from the Supreme Court Registration History Search Module (104) to see if there are any relevant changes in the real estate. It may be configured to determine. It is possible to judge whether there is any change in owner information or rights relations.

The real estate change determination module 105 may be configured to identify changes in real estate based on the corporate number of the corporation that owns the real estate, personal information (name, resident number, etc.) of the individual who owns the real estate, or the ownership number of the real estate. Can be.

On the other hand, the real estate change determination module 105 compares the real estate data retrieved from the credit information company DB search module 103 and the Supreme Court registration history automatically retrieved from the Supreme Court Registration History Search Module 104, and displays the related changes in the real estate. It may be configured to determine the existence. The search method is configured to search against each other based on the owner information and the real estate number, and it is possible to grasp changes in real estate based on the search.

When it is determined in the real estate change determination module 105 that there is a related change in the real estate, the real estate change output module 106 may be configured to automatically output the related change in real time.

The real estate change determination module 105 may be configured to output to the restricted property information inquiry module 107 for the real estate, the Ministry of Land, Transport and Maritime Affairs, and the market price inquiry module 108 and the mortgage rate inquiry module 111.

The restricted property information inquiry module 107 may be configured to query restricted property information of a corresponding real estate in the Supreme Court real estate database 20. Restricted property rights may include interest property rights related to the use of real estate or security rights related to security. These restricted rights reduce the value of the ownership by limiting the use of the ownership, and the actual value of the ownership is reduced. Accordingly, the price information of ownership needs to reflect the real estate price by reflecting these restrictions.

Commercial banks allow loans at approximately 60-80% based on the land price of the Ministry of Land, Infrastructure and Transport, but the reliability of the land price is low, and in commercial areas, there is a case that is twice the difference.

The restricted property information inquiry module 107 registers items related to changes in rights, such as seizures, seizures, forced auctions, arbitrary auctions, title transfer claims, provisional dispositions, etc. Can also be configured to query.

The above items are information that can reflect the risk of potential changes in real estate rights, and are information to be reflected in the real estate market price.

The Ministry of Land, Transport and Maritime Affairs, the market price inquiry module 108 may be configured to inquire in real time the individual publicly announced land prices as market price information in the Ministry of Land, Transport and Maritime Affairs.

The mortgage ratio calculation module 109 may be configured to calculate the mortgage ratio of the restricted property right to the market price inquired by the Ministry of Land, Transport and Maritime Affairs.

Here, the individual quoted land price may be used as the market price, or a price applied with a ratio corresponding to the actual transaction amount may be used.

On the other hand, in the real estate rating database 110, for each real estate, an evaluation score or an evaluation rating according to the present invention may be configured and stored in advance. The evaluation score or the evaluation grade may be set by the real estate grade determination module 112.

Here, the mortgage ratio inquiry module 111 may be configured to inquire and output real estate stored in the real estate grade database 110 and the mortgage ratio.

The real estate class determination module 112 re-determines the real estate class of the real estate when it is determined that there is a difference between the mortgage ratio searched in the mortgage ratio inquiry module 111 and the newly calculated real estate mortgage ratio in the mortgage ratio calculation module 109 It can be configured to update.

The real estate grade determination module 112 may determine the grade or score of the real estate according to the following algorithm.

First, the real estate grade determination module 112 may be configured to first determine the grade of the real estate in the following 10 grades according to the price of the real estate.

The first decision can be made as follows.

If the real estate price is more than 10 billion, it is 1000 points, if it is more than 7 billion and less than 10 billion, it is 950 points. It may be configured to initially determine 750 points if more than 750 million and less than 1 billion, 700 points if 500 million or more and less than 750 million, 650 points if 300 million or more and less than 500 million, and 600 points if less than 300 million.

Here, in the case of registered items such as seizure, mortgage, charter, lease, and forced auction, as well as restricted property information, the score may be deducted by the corresponding amount. Here, since the random auction is a process generated by the mortgage, it can be duplicated, so the score can be deducted so that it is not duplicated.

The second grade determination can be made as follows.

That is, the real estate class determination module 112 deducts 0 points when there is no restricted real estate in a specific real estate, and -100 if the price of the restricted real estate is 80% or less of the real estate price, and the price of the restricted real estate is 70 of the real estate price. -150 points below %, -200 points if the price of the restricted property is 60% or less of the property price, -250 points if the price of the restricted property is 50% or less of the property price, and the price of the restricted property is 40% or less of the property price If the price of the restricted property is -300 points, and the price of the restricted property is 30% or less of the real estate price, -350 points, and if the price of the restricted property exceeds the real estate price, -451 points can be applied.

In addition, it may be configured to add 200 if the real estate price is 950 or higher, 150 if the real estate price is 900 or higher, 100 if the real estate price is 850 or higher, and 50 if the real estate price is 800 or higher.

Meanwhile, the third decision may be made as follows.

In cases of seizures other than the above-mentioned restricted property rights, title transfer equalizers, and forced/arbitrary auctions, 50 points are deducted for seizures, 30 points are added for each seizure, and 200 points are deducted for title transfer claims , It may be configured to deduct 100 points for compulsory/random auctions and 50 points for each for two or more compulsory/random auctions.

Finally, the scores evaluated by each of the first decision, the second decision, and the third decision may be summed to calculate the final score and rank the corresponding grade.

AAA for the final score of 900 or higher, AA for 899-800, A for 799-700, BBB for 699-600, BB for 599-500, BB for 499-400, CCC for 399-300 A score of 299-200 can be rated for CC, a score of 200 or less for C, and a score of D if the score is negative. In detail, the middle or higher per section can be set as a plus grade, and the middle or lower of the section can be set as a minus grade.

A corporation or company holding such a property with a graded property can be evaluated as follows.

AAA has the highest value for real estate, a company that can adequately cope with environmental changes, AA has a good value for real estate, a company that can appropriately cope with environmental changes, A has a good value for real estate, and environmental change BBB is a company with limited ability to cope with real estate, but BBB has a good value for real estate, but BB is a business with a potential to deteriorate transaction stability due to economic conditions and environmental degradation. As a result, companies that are concerned about transaction stability deterioration, B has a moderate value for real estate, and companies with high possibility of deteriorating transaction stability in economic conditions and environmental degradation, CCC has a value of real estate less than normal, and transaction stability is expected to deteriorate. As a company that needs attention, CC has a very low value for real estate, a company with low transaction stability, C has the lowest value for real estate, and a company with a very high risk of trading risk, D is a current real estate. Companies that have no value at all or are in a similar state, NR can be evaluated as companies that do not have real estate or are excluded due to mergers, closures, liquidation, etc.

With this definition of valuation, an assessment can be made indirectly for a company with a particular property.

2 is a flowchart of an automatic search method for real estate evaluation according to an embodiment of the present invention.

2, the Supreme Court registration history search module 104 automatically searches the Supreme Court registration history (S101).

Here, it may be configured to search the registration details related to the rights relationship of the real estate.

Next, the Ministry of Land, Transport and Maritime Affairs, the market price inquiry module 108 queries the market price information of the real estate stored in the Ministry of Land, Transport and Maritime Affairs database (S102).

Next, the real estate class determination module 112 determines the real estate class by reflecting the court registration details automatically retrieved from the Supreme Court registration history search module 104 in the market price information searched by the Ministry of Land, Transport and Maritime Affairs (S103) (S103) .

Although described with reference to the above embodiments, those skilled in the art can understand that the present invention can be variously modified and changed within the scope not departing from the spirit and scope of the present invention as set forth in the claims below. There will be.

101: Real Estate Database
102: Real Estate DB Search Module
102a: automatic scheduling module
103: Credit Information Company DB Search Module
104: Supreme Court registration history search module
105: real estate change judgment module
106: real estate change output module
107: restricted property information inquiry module
108: Ministry of Land, Transport and Maritime Affairs, market price inquiry module
109: Mortgage rate calculation module
110: Real Estate Grade Database
111: Mortgage rate inquiry module
112: Real Estate Rating Module

Claims (4)

A real estate database in which real estate data is stored in advance;
A real estate DB search module for searching real estate data stored in advance in the real estate database;
A credit information company DB search module for searching real estate data stored in advance in the credit information company database;
A Supreme Court registration history search module that automatically searches the Supreme Court registration history in the Supreme Court real estate database;
The real estate data retrieved from the real estate DB search module and the Supreme Court registered history automatically retrieved from the Supreme Court Registered Search module are mutually prepared to determine whether there is any relevant change in the real estate, and real estate data retrieved from the credit information company DB search module And a real estate change determination module that determines whether there is a related change in the real estate by mutually preparing for the Supreme Court registration history automatically searched in the registration record search module of the Supreme Court.
A real estate change output module that automatically outputs the related change in real time when it is determined that the related change in the real estate exists in the real estate change determination module;
Search the limited property information that limits the value of ownership of the property in the real estate database of the Supreme Court, and record registrations regarding rights changes including seizure, seizure, compulsory auction, arbitrary auction, title transfer claim registration and provisional disposition. Limited property information inquiry module for inquiry;
A Ministry of Land, Transport and Maritime Affairs (MOTIE) market price inquiry module for real-time inquiry of individual publicly announced land prices as market price information of the real estate in the Ministry of Land, Transport and Maritime Affairs;
A real estate rating database in which pre-computed evaluation scores and pre-determined evaluation ratings are stored according to a collateral ratio for each property;
A mortgage ratio query module for querying and outputting a mortgage ratio between real estate and real estate stored in the real estate grade database;
A mortgage ratio calculation module for calculating a mortgage ratio of a limited real estate price compared to a real-time query in the market price inquiry module of the Ministry of Land, Transport and Maritime Affairs;
In determining the grade of a property, the value of the property is evaluated by applying the mortgage rate of the restricted property to the property and the number of seizures, seizures, forced auctions, arbitrary auctions, title transfer claims, and provisional dispositions. A real estate grade determination module for determining a real estate grade;
The credit information company database, the Supreme Court real estate database, and the Ministry of Land, Transport and Maritime Affairs database in real-time query whether there is a change, and if there is a change in the real-time query result data, the credit information company DB search module, the Supreme Court registration history search module, And an automatic scheduling module that automatically generates and applies scheduling so that the restricted real estate information inquiry module and the Ministry of Land, Transport and Maritime Affairs market inquiry module perform real-time search or inquiry on the corresponding data,
The real estate DB search module and the Supreme Court registration history search module,
It is configured to search for the real estate by using the corporate number of the corporation that owns the predetermined real estate, personal information of the individual who owns the real estate, or the ownership number of the real estate,
The real estate rating determination module,
If the real estate price of the above property is more than 10 billion, 1000 points, if more than 7.5 billion and less than 10 billion, 950 points, more than 5 billion and less than 7.5 billion, 900 points if more than 2.5 billion and less than 5 billion, 850 points if more than 1 billion and less than 2.5 billion 800 points, 750 million or more, less than 1 billion, 750 points, 500 million or more and less than 750 million, 700 points, 300 million or more and less than 500 million, 600 points if less than 300 million,
The real estate rating determination module,
If the restricted property is set for the property, if the price of the restricted property is 80% or less of the real estate price, 100 points will be deducted, if it is 70% or less, 150 points will be deducted, if it is 60% or less, 200 points will be deducted, if 50% or less It is configured to deduct 250 points, 300 points if 40% or less, 350 points if 30% or less, and 451 points if the price of the restricted property exceeds the real estate price.
The real estate rating determination module,
In addition to the above-mentioned limited property rights, in the event of any seizure, transfer of claim rights, or compulsory/random auction, 50 points will be deducted for seizures, 30 points will be deducted for each seizure of two or more seizures, 200 points will be deducted for the equivalent of the transfer of claim, and forced/random auctions It is configured to deduct 100 points for each, and 50 points for each for two or more compulsory/random auctions.
The real estate rating determination module,
The final score is calculated by applying a subtraction to the initially determined evaluation score, and configured to determine the corresponding grade according to the calculated final score,
The real estate rating determination module,
AAA for the final score of 900 or higher, AA for 899-800, A for 799-700, BBB for 699-600, BB for 599-500, B for 499-400, CCC for 399-300 299-200 points are CC, 200 points or less C, and if the final score is negative, it is configured to be determined as D.
The real estate rating determination module,
It is configured to determine whether there is a difference between the mortgage ratio inquired in the mortgage ratio inquiry module and the mortgage ratio of the newly calculated real estate in the mortgage ratio calculation module. Automated search system for property evaluation.
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