KR102517725B1 - Method of managing real estate investment, system and computer program thereof - Google Patents

Abstract

A real estate investment management system according to one aspect of the present invention is a real estate investment management system that provides real estate property information registered by a real estate supplier to a plurality of real estate investment entities and supports investment procedures, from a real estate manager terminal used by the real estate supplier. It includes a server system that receives property information and provides it to a terminal used by the real estate investment entity, wherein the server system includes: an information collection unit that collects real estate-related data from an external information providing server; An AI profit prediction engine that uses the information collected by the information collection unit to make investment-related predictions such as the expected rate of return on a specific property; It can be transmitted to the terminal used by the real estate investment entity.

Description

Real estate investment management method, system, computer program for this

The present invention relates to a real estate investment management method, system, and computer program therefor. More specifically, a number of dispersed investment real estate assets, a number of dispersed real estate owners, and a number of dispersed real estate managers (e.g., real estate brokers) that mediate them are connected online to provide decentralization that was difficult for existing period investors and funds to access. It relates to real estate investment management methods, systems, and computer programs for managing investments in real estate assets.

As a method of receiving funds from multiple investors, investing in real estate or real estate-related assets, and distributing the investment returns to the investors again, real estate funds or REITs (Real Estate Investment Trusts) can be cited.

Real estate funds or REITs invest in offices, hotels, warehouses, shopping malls, and houses. Investment targets may also include small amounts of dispersed assets, such as individual objects in collective buildings such as apartments. In the case of a handful of apartments, a complex, or a large building, the investment unit is large, whereas a specific number of apartments does not have a large investment unit. Management costs are required to purchase, manage, and monetize each unit of apartment distributed in different places, and there is a problem that these costs may be excessive compared to the size of the fund or the price of the investment target. In other words, since the investment assets are geographically dispersed, a single management entity obtains information on each real estate, negotiates the purchase with the existing owner, proceeds with procedures such as registration after purchase, performs maintenance, and receives rental income or sales income. Labor costs associated with management, such as travel costs and analysis costs for carrying out related work to secure the data, increase. Such excessive management costs can act as a barrier to diversified investment in small amounts of real estate.

A platform using a communication network can be cited as one of the technological means to reduce the cost of real estate investment and fund management and facilitate communication. Korean Patent Publication No. 2014-0121642 (published on October 16, 2014) discloses a 'real estate rental fund management system using the Internet and its management method'.

Korean Patent Publication No. 2014-0121642 (published on October 16, 2014)

Embodiments of the present invention provide a real estate investment management method, system, and computer program for this, which facilitate communication between related entities, adjust conflicts of interest, and reduce management costs when conducting small-scale real estate diversified investment.

The real estate investment management system according to one aspect of the present invention is a real estate investment management system in which a plurality of real estate investment entities or fund managers provide basic investors with real estate information registered by real estate suppliers and support investment procedures and management. It includes a server system that receives property information from a real estate manager terminal used by a real estate provider and provides it to a terminal used by the real estate investment entity, wherein the server system includes information for collecting real estate-related data from an external information providing server. collection department; An AI profit prediction engine that uses the information collected by the information collection unit to make investment-related predictions such as the expected rate of return on a specific property; It can be transmitted to the terminal used by the real estate investment entity.

In addition, the real estate provider may be a real estate broker or an owner acting on behalf of a real estate owner (hereinafter collectively referred to as a real estate broker), and the server system may have a plurality of real estate brokers claiming the right to act as a trading agent for a specific property In this case, it may further include a trial engine that determines which of these real estate brokers to grant the buyer's real estate brokerage authority and the real estate management authority after purchase.

In addition, the investment entity terminal used by the real estate investment entity; A server system for processing and providing real estate sales information to the investment subject terminal; A real estate investment management method of a real estate investment management system including a real estate intermediary terminal transmitting real estate sale information to the server system, wherein the server system collects real estate related information from an external real estate information providing server; Step of the investment subject terminal transmitting the investment guideline information to the server system to load the investment guidelines; receiving, by the server, information for sale from the real estate broker terminal; driving, by the server, a revenue prediction engine using the real estate-related information; Transmitting, by the server, the real estate listing information matched with the investment guideline and the yield predicted in the earnings prediction engine driving step to the investment subject terminal; Step for the server to receive the investment commencement approval information from the investment subject terminal; It may include; designating, by the server, a real estate manager of the property for which investment commencement has been approved.

In addition, if there are a plurality of real estate brokers claiming the agency authority for a specific sale, it further includes a trial engine driving step of determining which real estate broker among them will have the real estate brokerage authority and the real estate management authority after purchase, and the trial engine driving The step may include, when the server receives the sale information from the real estate broker terminal and the sale is registered, the server transmitting information to the plurality of real estate broker terminals that an objection is possible within a predetermined period of time; determining, by the server, whether an objection has been filed within a deadline; determining, by the server, whether an objection has been filed according to a prescribed procedure; If the server does not determine that there has been an objection within the period or if it is not determined that the objection has been made according to the prescribed procedure, setting the real estate broker who registered the property to receive all brokerage commissions and be designated as a real estate manager; can include

In addition, if there are a plurality of real estate brokers claiming the agency authority for a specific sale, it further includes a trial engine driving step of determining which real estate broker among them will have the real estate brokerage authority and the real estate management authority after purchase, and the trial engine driving The step may include, when the server receives the sale information from the real estate broker terminal and the sale is registered, the server transmitting information to the plurality of real estate broker terminals that an objection is possible within a predetermined period of time; determining, by the server, whether an objection has been filed within a deadline; determining, by the server, whether an objection has been filed according to a prescribed procedure; determining, by the server, whether the objection applicant has entered as securing an exclusive right; determining, by the server, whether the objector has proven that he/she has secured a monopoly right; If the server judges that there has been an objection within the period, that the objection has been filed according to the prescribed procedure, and that the objector has entered the objection as securing a monopoly right, or that the objector has proven that the monopoly right has been secured, the objector It may include; setting a transaction brokerage fee to receive all.

In addition, if there are a plurality of real estate brokers claiming the agency authority for a specific sale, it further includes a trial engine driving step of determining which real estate broker among them will have the real estate brokerage authority and the real estate management authority after purchase, and the trial engine driving The step may include, when the server receives the sale information from the real estate broker terminal and the sale is registered, the server transmitting information to the plurality of real estate broker terminals that an objection is possible within a predetermined period of time; determining, by the server, whether an objection has been filed within a deadline; determining, by the server, whether an objection has been filed according to a prescribed procedure; determining, by the server, whether the objection applicant has entered as securing an exclusive right; determining, by the server, whether the objector has proven that he/she has secured a monopoly right; determining, by the server, whether the objector has proved that he/she has power of attorney; determining, by the server, whether the objector has proved that he or she has substantially contributed to sales negotiations and sales-related work; The server judged that there was an objection within the period, judged that the objection was filed according to the prescribed procedure, did not judge that the objector entered the information as securing a monopoly right, did not judge that the objector had secured a monopoly right, and did not judge that the objector had secured a monopoly right. Setting the objectioner to receive a higher brokerage fee than the real estate broker who registered the property, if it is judged that he has proved that he has this power of attorney, and if it is determined that the objector has proved that he has substantially contributed to the sale negotiations and sales-related work; can include

In addition, if there are a plurality of real estate brokers claiming the agency authority for a specific sale, it further includes a trial engine driving step of determining which real estate broker among them will have the real estate brokerage authority and the real estate management authority after purchase, and the trial engine driving The step may include, when the server receives the sale information from the real estate broker terminal and the sale is registered, the server transmitting information to the plurality of real estate broker terminals that an objection is possible within a predetermined period of time; determining, by the server, whether an objection has been filed within a deadline; determining, by the server, whether an objection has been filed according to a prescribed procedure; determining, by the server, whether the objection applicant has entered as securing an exclusive right; determining, by the server, whether the objector has proven that he/she has secured a monopoly right; determining, by the server, whether the objector has proved that he/she has power of attorney; determining, by the server, whether the objector has proved that he or she has substantially contributed to sales negotiations and sales-related work; The server judged that there was an objection within the period, judged that the objection was filed according to the prescribed procedure, did not judge that the objector entered the information as securing a monopoly right, did not judge that the objector had secured a monopoly right, and did not judge that the objector had secured a monopoly right. If it is judged that it has proved that it has this power of attorney, and it is not determined that it has been proved that the objector has substantially contributed to the sales negotiation and sale-related work, the real estate broker who registered the property is set to receive a higher brokerage fee than the objector. step; may be included.

According to the present invention, by providing investment entities with real estate property information that meets preset investment guidelines, it is possible to smoothly conduct distributed real estate investment by reducing connection costs between investment entities and suppliers.

According to the present invention, by preventing conflicts of interest between a plurality of real estate brokers claiming the real estate transaction agency authority and providing a transparent and reasonable profit distribution standard, real estate brokers with abundant knowledge about real estate conditions in each region can be attracted to the platform. there is. Accordingly, decentralized real estate investment can be carried out at low cost.

1 is a relationship diagram showing the relationship between entities using a real estate investment management system according to an embodiment of the present invention;
2 is a block diagram showing a network environment of a real estate investment management system according to an embodiment of the present invention;
3 is a block diagram showing the server system configuration of the real estate investment management system according to an embodiment of the present invention;
4 is a flowchart for explaining a real estate investment management process according to an embodiment of the present invention;
5 to 7 are flowcharts illustrating a trial method of the real estate investment management system according to an embodiment of the present invention.

Hereinafter, embodiments of the present invention will be described with reference to the accompanying drawings. The accompanying drawings show exemplary forms of the present invention, which are only provided to explain the present invention in more detail, and thereby the technical scope of the present invention is not limited thereto.

Meanwhile, terms including ordinal numbers such as first or second may be used to describe various components, but the components are not limited by the terms, and the terms refer to one component from another. Used only for distinguishing purposes.

Hereinafter, a real estate investment management method and system for managing real estate investment by linking a plurality of dispersed investment entities, a plurality of dispersed real estate owners, and a plurality of dispersed real estate managers (eg, real estate agents) that mediate them online. , An embodiment of a computer program for this will be described.

Figure 1 is a relationship diagram showing the relationship between each entity using the real estate investment management system according to an embodiment of the present invention, Figure 2 is a block diagram showing the network environment of the real estate investment management system according to an embodiment of the present invention , Figure 3 is a block diagram showing the server system configuration of the real estate investment management system according to an embodiment of the present invention, Figure 4 is a flow chart for explaining the real estate investment management process according to an embodiment of the present invention, Figures 5 to 5 7 is a flow chart showing the trial method of the real estate investment management system according to an embodiment of the present invention.

1 and 2, the real estate investment management system according to an embodiment of the present invention includes a platform server 10 connecting various entities. Subjects exchanging information while interacting with the platform server 10 include a consulting group (3), an investor (1), a financial group (5), and a supplier (7).

Investing in real estate is, of course, accompanied by real estate transactions. This is because real estate investment is based on the process of acquiring an object from an existing owner and generating investment returns. Therefore, the owner of the property and the investment subject with the money must conduct a real estate transaction. In this embodiment, the consulting group 3, the investor 1, and the financial group 5 may belong to the investment entity.

The consulting group 3 may be, for example, a consulting company that collects funds from a number of small investors and is entrusted with investment. Investor 1 may be a securities company or a fund management company, for example. As the financial group 5, a bank can be exemplified. Consulting group (3), investor (1), and financial group (5) all have a common point of earning profits through investment or loan, but they are differentiated in terms of fund management method, target return, and investment period.

The supplier 7 may be, for example, a property owner who wants to sell real estate, or a real estate brokerage company, a real estate management company, etc. that conducts trading on behalf of the owner. In other words, it is the entity that will supply the investment object to the platform. In most cases, the owner uses an agent such as a real estate agent rather than buying and selling real estate directly. Accordingly, it is safe to say that the supplier 7 is a real estate broker who is an agent of a real estate owner.

Here, the investor 1, the consulting group 3, the financial group 5, and the supplier 7 may each include a plurality of companies or individuals. Since the investor (1), financial group (5), and consulting group (3) are composed of a number of separate entities, and the supplier (7) is also composed of a number of separate entities, the investment propensity and investment goal of the investment entity are diverse and the supplier The goods supplied by (7) may include small-value goods located in dispersed areas. In this way, when investment is made by meeting various investment entities and various suppliers (7), especially when investment items are distributed in various regions with a small amount, it is difficult to build trust between the investment entity and the supplier (7), and it is difficult to make investments. The cost of handling various administrative procedures, contract procedures, management procedures, etc.

The high cost consumed in the decentralized investment process of these dispersed entities acts as a barrier to proceeding with investment. As a result, each investor prefers the method of investing in a small number of large-scale listings rather than the distributed investment form of diversified investment entities. The real estate investment management system according to an embodiment of the present invention provides a platform that can reduce management costs and promote mutual trust by providing means of communication and understanding coordination between distributed investment entities and distributed suppliers (7).

The real estate investment management system according to an embodiment of the present invention connects an investor (1), a consulting group (3), a financial group (5), and a supplier (7) through a communication network. Referring to FIG. 2 , the platform server 10 has a server system 10 . The consulting group 3 uses the consultant terminal 23 to communicate with other subjects. The investor 1 uses the investor terminal 21, the financial group 5 uses the financial group terminal 25, and the supplier 7 uses the real estate manager terminal 27. Each terminal may include a terminal computer capable of communication such as a PC, a notebook computer, and a mobile device. Naturally, a plurality of consultant terminals 23, investor terminals 21, financial group terminals 25, and real estate manager terminals 27 may each be connected to the server system 10 through a communication network. The consultant terminal 23, the investor terminal 21, the financial group terminal 25, and the real estate manager terminal 27 may transmit information to each other through the server 10, or communicate directly with each other without going through the server 10. may be

3 and 4, the server system 10 includes an information collection unit 11, a real estate information DB 13, a management unit 12, an AI profit prediction engine 14, a judgment engine 15, and distributed records. It may include an engine 17, a communication unit 18, and the like.

The information collection unit 11 collects external real estate-related data and stores it in the real estate information DB 13. Real estate-related data may include information related to macroeconomic conditions, past real estate prices, asking and selling prices, information related to government real estate policies, regional development information, and the like. Sources of real estate-related information may include public data of various government departments and information providers. In particular, property information can be collected from a joint brokerage transaction network in which property information is shared among real estate agents. The information collection unit 11 may receive data by accessing external information providing servers (not shown) to collect real estate-related information. The information collection unit 11 may obtain information by periodically connecting to an information source, or receive information by receiving information collection authority from an information providing server.

The AI profit prediction engine 14 is trained to predict the expected rate of return for a specific property by combining and using various information stored in the real estate information DB 13. The AI profit prediction engine 14 can predict and provide the expected rate of return, degree of risk, period of return on investment, etc. to investment entities.

The trial engine 15 may grant trading brokerage rights and investment management rights for the property based on property information input by various real estate managers through their respective terminals 27 . Property owners can often refer their property to several real estate agents. At this time, several real estate brokers may claim their brokerage agency rights for one sale. In this case, a dispute may arise between real estate agents about who will be the beneficiary of real estate brokerage fees and who will have the authority to manage real estate after investment. The trial engine 15 distributes or grants rights and profits so that a plurality of real estate providers 7 can accept by preventing and resolving such disputes. The specific trial procedure of the trial engine 15 will be described later with reference to FIGS. 5 to 7 .

The distributed recording engine 17 distributes and stores investment and transaction-related information in several terminals and the server 10. The management unit 12 manages the server system 10 by transmitting information to each terminal according to a procedure and operating overall investment and transaction procedures. The communication unit 18 is responsible for information transmission between the server system 10 and each terminal.

3 and 4, the real estate investment management method according to the real estate investment management system according to an embodiment of the present invention includes collecting real estate information (S11) and loading investment guidelines (S12). , Registering property information (S13), driving trial engine 15 (S14), driving revenue prediction engine (S15), searching existing information and property information (S16), It may include a step of matching yield and real estate sales (S17), real estate investment analysis, and a step of securing purchase conditions (S18).

In S11, the server 10 may collect real estate information. This may be done in the information collection unit 11. As described above, the collected information is stored in the real estate information DB 13.

In S12, the consultant terminal 23 or the investor terminal 21 transmits the investment guideline information to the server 10, the server 10 can be loaded with investment guidelines. Investment guidelines refer to the investment conditions desired by each investor. A plurality of investment entities may transmit investment conditions suitable for their own investment goals and investment propensity to the server 10 and store them in the server 10 . If there is a sale that fits this information, investment in a sale suitable for each investment subject can be made at a later stage.

In S13, the real estate broker terminal 27 may register the real estate property information by providing the real estate property information to the server 10. When the existing real estate owner expresses his intention to sell to the real estate broker and requests a transaction agent, the real estate broker inputs information about the address, size, asking price, etc. of the property into the real estate broker terminal 27. And this information is transmitted from the real estate broker terminal 27 to the server 10. At this time, the existing real estate owner may request a transaction agent from several real estate agents. In this case, there is one property for sale, but there may be several real estate agents involved. In this way, a procedure for coordinating interests between multiple real estate agents related to one property is required. If this is not done smoothly, the attractiveness of attracting real estate agents to the platform may decrease, and legal disputes may arise.

To solve this problem, in S14, the server 10 drives the judgment engine 15. In the trial procedure, the real estate broker inputs real estate sale information into the real estate broker terminal 27 and this information is transmitted to the server 10 . The server 10 appropriately grants or distributes authority when there are a plurality of interested parties. The driving of the judgment engine 15 may be performed again at S30, or may be selectively performed at either S14 or S30.

In S15, the server 10 drives the revenue prediction engine. The AI revenue prediction engine 14 of the server 10 is trained using big data stored in the real estate information DB 13. The AI profit prediction engine 14 evaluates the value of the sale having predetermined characteristics to predict the future rate of return.

In S16, the server 10 searches existing information and listing information. A list of investment targets is secured by searching for sale information recorded in the real estate information DB 13 of the server 10 .

In S17, the server 10 matches a predetermined rate of return with real estate for sale. That is, the expected rate of return of the sale predicted in S15 of the sale secured in S16 is obtained, compared with the investment guideline mounted on the server 10 in S12, and the sale suitable for each investment guideline is provided to the investors. be able to In S17, the server 10 also provides real estate matching information and loan size information to the financial group terminal 25. That is, detailed information related to the property to be invested and the necessary loan size are provided to the financial group terminal 25 . The person in charge of the financial group 5 who has confirmed this information in the financial group terminal 25 confirms the size of the loan to be actually executed and inputs it to the financial group terminal 25 . The financial group terminal 25 transmits the input information to the server 10 .

In S18, the server 10 analyzes the real estate investment and secures purchase conditions. To this end, the real estate broker terminal 27 transmits seller confirmation information to the server 10 .

The real estate investment management method by the real estate investment management system according to an embodiment of the present invention provides matched real estate information (S20, S22), approves the start of investment (S20, S22), and notifies the start of investment. Step (S24), driving the trial engine (15) (S30), selecting a real estate manager (S31), notifying purchase instructions and purchase completion (S33), setting up funds/REIT's (S40), It may include a fee payment step (S42), an asset list updating step (S44), an update information providing step (S46), and an information distribution and storage step (S48).

In S20, the server 10 transmits the matched real estate information to the investor terminal (21). The investor 1 checks the real estate information transmitted to the investor terminal 21 and approves the investment start of the desired sale. The investor terminal 21 receiving the approval for investment start transmits this information to the server 10 . With this, the investment of the investor 1 is started.

In S22, the server 10 transmits the matched real estate information to the consultant terminal 23. The consulting group 3 checks the real estate information transmitted to the consultant terminal 23 and approves the investment start of the desired property. The consultant terminal 23 receiving the approval for investment start transmits this information to the server 10 . With this, the consultant's investment is initiated.

In S24, the server 10 transmits the investment start notification information to the investor terminal 21 and the financial group terminal 25. Since the decision to invest in the property is determined in the order of the financial group (5), the investor (1), and the consulting group (3), the investor (1) and financial group (5) excluding the consulting group (3) who checked the investment information last. This is to confirm investment-related detailed information. In this way, since a number of investment entities determine whether or not to invest by looking at real estate information, several investment entities can jointly invest in a specific property.

In S31, the server 10 selects a real estate manager. In S14 and S30, the trial engine 15 is driven to determine the real estate broker in charge of a specific property. According to this decision, a real estate manager is selected and stored in the real estate information DB (13).

In S33, the person in charge of the consulting group 3 issues a purchase instruction. Upon receiving the purchase instruction signal, the consultant terminal 23 transmits it to the server 10, and when the purchase is completed, the server 10 transmits a purchase completion notification signal to the consultant terminal 23. Real estate purchases are made online. The sale contract process may also be completed when the existing real estate owner accesses the server 10 and confirms the sale.

In S40, the server 10 establishes funds/REIT's. Accordingly, the server 10 transmits fund setting information to the investor terminal 21, and the investor terminal 21 transmits management delegation information to the server 10. Through this process, the investor (1) entrusts the management of the fund to the platform. In addition, an asset management contract is concluded between the platform and the real estate manager in charge of managing the purchased assets in the future. To this end, related information is transmitted between the server 10 and the real estate agent terminal 27 in charge.

In S42, the server 10 performs a fee payment step. Real estate brokerage fees are paid online to the real estate agent who brokered the sale. The fee payment result is transmitted from the server 10 to the real estate broker terminal 27 of the real estate manager in charge.

In S44, S46 and S48, the server 10 updates the list of assets for which investment has been completed. This updated list and all information and records related to investment assets are transmitted to the financial group terminal 25, investor terminal 21, and consultant terminal 23, and the same information is distributed and stored in a plurality of terminals. Blockchain technology can be used in this process.

5 to 7 show the trial engine driving steps (S14, S30) in detail. 5 to 6, the real estate investment management method by the real estate investment management system according to an embodiment of the present invention may include a step (S51) of transmitting inquiry information on whether a monopoly right is secured to a registrant. That is, the server transmits a signal to the real estate broker terminal 27 of the real estate agent who performed the step of registering real estate listing information for a specific listing (S13, FIG. 4) to inquire whether the current owner of the listing has received the exclusive brokerage agency right. (10) transmits. As described above, the real estate owner may request several licensed real estate agents to sell the property. However, conversely, it is also possible to grant exclusive representation rights to one trusted real estate agent. In the property information registration step (S13, FIG. 4), the real estate agent registering the property may have non-exclusive agency rights or may be granted exclusive agency rights. This step is the process of confirming the type of agency to the real estate information registrant.

The real estate broker who registered the property inputs whether or not he/she has a monopoly right in the real estate broker terminal 27, and the real estate broker terminal 27 transmits the received monopoly right securing information to the server 10 (S53).

The server 10, having received an input of whether or not to secure a monopoly right, notifies information on the possibility of objection within a set period (S55). In addition to the real estate agent that registered the property, other real estate agents may also have agency rights to sell specific properties. In particular, a real estate agent who registered a property in the server 10 heard rumors or messages and entered information about the property into the system. In particular, if the other realtor has a monopoly, a situation arises in which the real estate registrant and the sales broker are completely separated. In this way, a person who has not received the power of attorney from the actual owner is recognized as a property information registrant, and can be recognized as having the authority to sell the property at least in the system. In order to mitigate or prevent this problem, other real estate agents, in addition to the real estate registrant, can be given an opportunity to file an objection by asserting that they have agency authority over the property. However, if the opportunity to file an unlimited objection is given, the entire investment process may be delayed. The server 10 may transmit objection related information to each real estate broker terminal 27 .

The server 10 determines whether there is an objection within the period (S61). To this end, the server 10 may receive a signal related to the objection from the real estate broker terminal 27.

If the signal related to the objection is transmitted from the real estate broker terminal 27 to the server 10 and the server 10 determines that there is an objection within the period, the server 10 determines whether the objection has been made according to the prescribed procedure .(S63) That is, in S61, only whether or not an objection has been filed and whether the deadline has been observed are checked, and in S63, the formal suitability of the objection is judged. Numerous listing information is recorded in the server 10, and numerous subjects utilize the platform, so it can be somewhat burdensome to check in detail to confirm the agency right for a specific listing. Accordingly, the server 10 may determine whether an objection has been made in accordance with the objection form and whether relevant evidence is well prepared. Once the formal requirements are satisfied, the claim of the objector is accepted, but if it is later confirmed that the objection was filed by mobilizing false information about the power of attorney even though the formal requirements are met, the platform manager separately sanctions may be imposed against it.

If it is not determined that the objection has been filed within the period or if it is not determined that the objection has been made according to the prescribed procedure, the server 10 sets the information registrant to receive 100% of the brokerage fee, and sets the information registrant to the real estate manager It can be designated as (S65). If it is not judged that the objection was filed within the period or if it is not judged that the objection was made according to the prescribed procedure, both the objection was not properly filed. If the objection is not properly made, the information registrant is recognized for the right to the sale. The server 10 stores the fee payment ratio of the information registrant and the information related to the designation of the real estate manager, and uses them in the real estate manager selection step (S31) and the fee payment step (S42). In addition to paying real estate brokerage fees for the sale process to information registrants, by designating them as real estate managers, they can act as agents of the platform to continuously manage assets and earn profits after the sale. In normal transactions, real estate brokers usually receive real estate brokerage commissions from both the buyer and the seller. Above, the real estate brokerage fee paid by the server 10 may refer to a fee paid by the platform from the point of view of purchasing a property, that is, a buyer's fee.

If it is judged that the objection has been filed within the period and it is determined that the objection has been made according to the prescribed procedure, the server 10 determines whether the objector has entered the objection form as having secured exclusive rights (S67). The server 10 receives the objection form-related information input by the objector to the real estate broker terminal 27 and determines whether or not the form is recorded as securing exclusive rights. As in the previous step, the server 10 checks only the suitability of the basic input items and can proceed to the next step if they are satisfied. If a dispute arises later, brokers who have filed an objection with false information may be subject to separate sanctions from the platform manager. This is because it is inefficient for platform administrators to intervene with human judgment in all individual cases.

If it is not determined that the objection applicant has entered the objection form as having a monopoly right, the server 10 determines whether or not the objection applicant has proven that he or she has a monopoly right (S71). It can be judged based on whether or not it is properly equipped. Evidence is, for example, that a real estate agent receives an exclusive power of attorney from the owner, transmits it to the server 10 in the form of a pdf or image file, and the server 10 receives this file and determines whether all the preset configuration requirements are met. It can be verified by judging.

The server 10 pays 100% of the trading brokerage fee to the objector when it is determined that the objection applicant has entered the monopoly (S67) or if it is determined that the objector has a monopoly right (S71) (S69) In other words, in this case, the property registrant did not receive proper authorization from the property owner and registered only the property information, and the objection filed legally while the objector had exclusive agency authority. Therefore, the status of the objector is recognized and the real estate brokerage fee paid by the platform is to be paid to the objector.

Next, the server 10 determines whether to designate the objection applicant as the real estate manager. (S81) If the objection applicant is not designated as the real estate manager, REPAN designates a new real estate manager. (S83) In S69, the brokerage fee payment relationship S81 and S83 are stages of designating a real estate manager who will manage real estate in the future on behalf of the investment entities.

In the previous step, the objector with monopoly authority, who had appropriately proceeded with the objection procedure, was designated as the real estate agent in charge. In some cases, the applicant may be designated as the property manager, or another real estate agent may be designated as the property manager. The criteria for determining whether to designate an objector as a real estate manager may vary.

As an example, if the server 10 transmits information asking whether to act as a real estate manager to the real estate broker terminal 27 of the objection applicant, and the objection applicant inputs his intention to act in the real estate broker terminal 27, the real estate broker The terminal 27 may receive this input and transmit it to the server 10 . The licensed realtor with monopoly authority may have received only brokerage qualifications from the existing owner, and may have been willing to act as a trading agent regardless of this platform. Then, you may accidentally find out that the property has been registered on the platform and file an objection because you cannot pass it by. In this case, the role of real estate manager cannot be automatically granted to the person making the objection. This is because the appellant is not obliged to accept it. When the objector inputs information denying the real estate manager role to the real estate broker terminal 27, the real estate broker terminal 27 may receive the input and transmit it to the server 10. In this case, the server 10 determines that the objection applicant is not designated as the real estate manager. If it is determined that the objector is not designated as the real estate manager, the server 10 selects a new real estate manager (S83). In S83, REPAN is a platform trademark name to be used when implementing the present invention into an actual system. Accordingly, REPAN may be interpreted as the platform itself or the entire system or server 10 or the like. In the designation of a new real estate manager, the server 10 may automatically designate a real estate agent having a good reputation score from a pool of real estate agents in a corresponding region, or a platform manager may designate a real estate agent through human judgment. Alternatively, the property registrant may be designated as a real estate manager.

When a real estate manager is designated, the server 10 may store information related to the real estate manager and notify the terminals of other investment entities by transmitting the information (S90). Alternatively, information may be transmitted to the property owner in a text message or the like. As a result, each entity can communicate with the selected real estate manager in the future if necessary.

On the other hand, in S67 and S71, if it is not judged that the objection applicant has entered as securing monopoly and it is not determined that he/she has a monopoly right, the server 10 determines whether the objector has proven that he or she has the right of representation (S72). S71 determines the monopoly right, and S72 determines whether or not a non-exclusive right of agency is possessed.

If it is not determined that the objection applicant has the power of attorney, the server 10 sets the information registrant to pay 100% of the brokerage fee and designates the information registrant as the real estate manager (S76). In this case, it may be the case that an objection is made and the procedure is properly carried out, but there is no evidence. It is a case where there is only a claim and no proof. Proof of power of attorney can be made by electronic file proving non-exclusive power of attorney, as in S71. As there is no evidence, the objection cannot be admissible. Therefore, all rights are acknowledged to the information registrant and treated the same as if there was no objection as in S65.

In S72, if it is determined that the server 10 has proven whether the objector has power of attorney, it is judged whether the objector has proven substantial contribution to the sales negotiation and sale-related work (S73). In this case, the objector has non-exclusive power of attorney It is acknowledged that it has. Even though the property has not been registered, it is necessary to acknowledge the status of having been granted agency authority by the property owner. Therefore, the brokerage fee is distributed between the property registrant and the objection applicant. As for proof of material contribution, as in S71 and S72, an electronic file explaining and proving material contribution can be used.

If the server 10 determines that the objection applicant's substantial contribution to the sale negotiation and sale-related work is proved, the fee between the information registrant and the objection applicant can be divided by 1:9 and the objection applicant can be designated as a real estate manager (S74). Appellant did not register the property and had non-exclusive powers of attorney. Therefore, there is not much reason to give preferential treatment to those who have registered for sale. However, even if the contribution on the online platform is not large, if it is proved that the sale negotiation and sale-related procedures were actually conducted on behalf of the property owner, the objector can be judged to have made a significant contribution to the investment. This status needs to be acknowledged on the platform as well. Therefore, a larger fee is given to the objection applicant than the information registrant, and it is also designated as the real estate manager of the relevant sale. In other words, among brokerage fees related to the sale of real estate, the buyer portion is regarded as 100%, and 10% is given to the seller and 90% to the objector. In this embodiment, the commission ratio is exemplified as 1:9, but various ratios such as 2:8 and 3:7 may be specified. Alternatively, the profit ratio of the objector may be increased in proportion to the degree of contribution to the sales negotiation and sale-related work. In other words, by dividing the process of sales negotiation and sale-related work into several stages, it is possible to determine what percentage of the process the objector has performed, and reflect this rate in the profit ratio. In any case, since the objector has performed more practical work in the investment activity, it can be set to obtain a larger percentage of return than the information registrant who only registered information.

The server 10 divides the fee between the information registrant and the objection applicant in a ratio of 9:1 and designates the information registrant as the real estate manager when it is not determined that the objection applicant has proved substantial contribution to the sales negotiation and sale-related work. ( S75) In this situation, it can be seen that the contribution of the information registrant is higher because the objector has the power of attorney, but is not monopolistic and has no substantial contribution to the sale process. As in S74, the profit ratio can be adjusted in various ways to the extent that the status of the information registrant is more recognized. Since the real estate manager has been designated, the next step is to notify the real estate manager selection (S90).

Referring to FIG. 7, the real estate investment management method according to the real estate investment management system according to an embodiment of the present invention is a step of determining whether there is an objection after the period (S93), and a step of determining whether the objection has been made according to the prescribed procedure (S93). S94), determining whether the objector has proven to have monopoly right (S95), and notifying the seller (S96).

In the steps shown in FIGS. 5 and 6, it was judged whether there was an objection within the period (S61). If there was no objection within the period, it was considered that there was no objection and the follow-up procedure proceeded. However, it is necessary to make it possible to receive an objection even after the objection period. S93, S94, S95, and S96 are all performed by the server 10, and the steps and judgment methods shown in FIGS. 5 and 6 are the same. In order to promote the speed and efficiency of the procedure, an opportunity for objection is granted to licensed real estate agents who have an exclusive right even after the objection period has been set and received. If the objector has exclusive rights, the seller shall be notified by transmission of information about the objector. Through this, it is possible to recruit a licensed real estate agent with exclusive rights into the system and promote smooth communication and coordination of interests between the seller and the licensed real estate agent with exclusive rights. However, even if the real estate agent has exclusive rights, if an objection is filed after the objection period, the authority on the platform is limited. Therefore, a licensed real estate agent with exclusive rights can only act on the side of the seller in the sale process, and cannot act as a real estate manager after the sale is completed. The seller's right to play a role in the sale process may also be limited by the seller's will. The negotiation process between the objector and the seller is outside the scope of the present invention, and will be made between the parties regardless of the platform according to the present invention.

Although S93 to S96 are separately shown in FIG. 7 separately from FIGS. 5 and 6, the same contents may be combined with the processes shown in FIGS. 5 and 6. For example, S93 to S96 may be incorporated into the next process of S65. The judgment engine driving process shown in FIGS. 5 to 7 shows details of S14 and S30 of the entire real estate investment management method shown in FIG. 4 . The process of driving the trial engine is first performed in S14, and after the profit ratio is tentatively determined and the real estate manager is designated, it is secondly performed again in S30 to update the profit ratio and the real estate manager designation information. Alternatively, it may be performed only once at any one location of S14 or S30.

As described above, the real estate investment management method according to the present invention utilizes a property owner's agent rather than separately hiring a real estate agent or entering into an agency contract to proceed with the purchase process for real estate investment. Accordingly, it is easy to attract local professional real estate agents distributed in each region. Real estate agents specializing in local areas are the ones who know the area best, so they can be useful for investment. In order for them to voluntarily enter the platform, they are given an incentive to designate a real estate manager and commission on the buyer's accredited brokerage. If a real estate agent is designated as a real estate manager, future ongoing management agency revenues can also be paid from this platform. In addition, a mechanism was put in place to reasonably adjust conflicts of interest between licensed real estate agents so that excellent real estate agents can be continuously maintained on the platform. Local real estate agents can make good use of their local knowledge and know-how, and investors can use them at a moderate cost. Since the real estate investment management system according to the present invention connects the above investment entities and real estate providers (7, certified brokers), it can significantly reduce the connection costs and learning costs borne by the investment entities and real estate providers (7) in the investment process. can Due to these cost reductions, it is possible to aggregate dispersed capital to form a large-scale capital and use it to invest in dispersed real estate.

Those skilled in the art will recognize that the steps of FIGS. 4 to 7 can be modified in various ways. For example, the order of steps may be modified in many ways, substeps may be performed in parallel, steps shown may be omitted, and other steps may be added.

Embodiments according to the present invention may be implemented in the form of program instructions that can be executed through various computer means and recorded on a computer readable recording medium. The computer readable medium may include program instructions, data files, data structures, etc. alone or in combination. Program instructions recorded on the medium may be those specially designed and configured for the present invention or those known and usable to those skilled in computer software.

Examples of computer-readable recording media include magnetic media such as hard disks, floppy disks and magnetic tapes, optical media such as CD-ROMs and DVDs, and floptical disks. Magneto-optical media and card-type memory (eg SD or XD memory, etc.), RAM (Random Access Memory) SRAM (Static Random Access Memory), ROM (ROM, Read-Only Memory) ), electrically erasable programmable read-only memory (EEPROM), programmable read-only memory (PROM), flash memory, and the like, hardware devices configured to store and execute program instructions.

Although not shown in FIGS. 2 and 3, the server system 10 may include the above-exemplified computer readable recording media. In addition, the server system 10 may operate a web storage or cloud server that performs a storage function of a storage medium on the Internet.

Examples of program instructions include high-level language codes that can be executed by a computer using an interpreter, as well as machine language codes such as those produced by a compiler. A hardware device may be configured to operate as one or more software modules to perform the operations of the present invention, and vice versa.

Although the embodiments of the present invention have been described above, those skilled in the art can add, change, delete, or add components within the scope not departing from the spirit of the present invention described in the claims. The present invention can be variously modified and changed by the like, and this will also be said to be included within the scope of the present invention.

10; server system 11; intelligence collection department
14; AI profit prediction engine 15; trial engine
17; distributed recording engine 21; Investor Terminal
23; Consultant terminal 25; financial group terminal
27; Real estate manager terminal

Claims (8)

delete delete Investment subject terminal used by real estate investment subject; A server for processing and providing real estate sale information to the investment subject terminal; As a real estate investment management method of a real estate investment management system including a real estate broker terminal for transmitting real estate sale information to the server,
Collecting, by the server, real estate-related information from an external real estate information providing server;
Step of the investment subject terminal to load the investment guideline by transmitting the investment guideline information to the server;
receiving, by the server, information for sale from the real estate broker terminal;
driving, by the server, a revenue prediction engine using the real estate-related information;
Transmitting, by the server, the real estate listing information matched with the investment guideline and the yield predicted in the earnings prediction engine driving step to the investment subject terminal;
Step for the server to receive the investment commencement approval information from the investment subject terminal;
Designating, by the server, a real estate manager for the property for which investment commencement has been approved; and,
If there are multiple real estate brokers claiming agency authority for a specific property, a trial engine driving step for determining which real estate broker among them will have real estate brokerage authority and real estate management authority after purchase; Including,
In the trial engine driving step,
When the server receives the sale information from the real estate broker terminal and the sale is registered, the server transmitting information indicating that an objection can be filed within a predetermined period of time to a plurality of the real estate broker terminals;
determining, by the server, whether an objection has been filed within a deadline;
determining, by the server, whether an objection has been filed according to a prescribed procedure;
If the server does not determine that there has been an objection within the period or if it is not determined that the objection has been made according to the prescribed procedure, setting the real estate broker who registered the property to receive all brokerage commissions and be designated as a real estate manager; Real estate investment management method including. delete According to claim 3,
If there are multiple real estate brokers claiming agency authority for a specific property, further including a trial engine driving step of determining which real estate broker among them will have real estate brokerage authority and real estate management authority after purchase,
In the trial engine driving step,
When the server receives the sale information from the real estate broker terminal and the sale is registered, the server transmitting information indicating that an objection can be filed within a predetermined period of time to a plurality of the real estate broker terminals;
determining, by the server, whether an objection has been filed within a deadline;
determining, by the server, whether an objection has been filed according to a prescribed procedure;
determining, by the server, whether the objection applicant has entered as securing an exclusive right;
determining, by the server, whether the objector has proven that he/she has secured a monopoly right;
If the server judges that there has been an objection within the period, that the objection has been filed according to the prescribed procedure, and that the objector has entered the objection as securing a monopoly right, or that the objector has proven that the monopoly right has been secured, the objector A real estate investment management method comprising the step of setting all brokerage commissions to be received. According to claim 3,
If there are multiple real estate brokers claiming agency authority for a specific property, further including a trial engine driving step of determining which real estate broker among them will have real estate brokerage authority and real estate management authority after purchase,
In the trial engine driving step,
When the server receives the sale information from the real estate broker terminal and the sale is registered, the server transmitting information indicating that an objection can be filed within a predetermined period of time to a plurality of the real estate broker terminals;
determining, by the server, whether an objection has been filed within a deadline;
determining, by the server, whether an objection has been filed according to a prescribed procedure;
determining, by the server, whether the objection applicant has entered as securing an exclusive right;
determining, by the server, whether the objector has proven that he/she has secured a monopoly right;
determining, by the server, whether the objector has proved that he/she has power of attorney;
determining, by the server, whether the objector has proved that he or she has substantially contributed to sales negotiations and sales-related work;
The server judged that there was an objection within the period, determined that the objection was filed according to the prescribed procedure, did not judge that the objector entered the information as securing a monopoly right, did not determine that the objector had secured a monopoly right, and did not judge that the objector had secured a monopoly right; Setting the objectioner to receive a higher brokerage fee than the real estate broker who registered the property, if it is determined that he has proved that he has this power of attorney, and that the objector has proved that he has substantially contributed to the sale negotiations and sales-related work; Real estate investment management method including. According to claim 3,
If there are multiple real estate brokers claiming agency authority for a specific property, further including a trial engine driving step of determining which real estate broker among them will have real estate brokerage authority and real estate management authority after purchase,
In the trial engine driving step,
When the server receives the sale information from the real estate broker terminal and the sale is registered, the server transmitting information indicating that an objection can be filed within a predetermined period of time to a plurality of the real estate broker terminals;
determining, by the server, whether an objection has been filed within a deadline;
determining, by the server, whether an objection has been filed according to a prescribed procedure;
determining, by the server, whether the objection applicant has entered as securing an exclusive right;
determining, by the server, whether the objector has proven that he/she has secured a monopoly right;
determining, by the server, whether the objector has proved that he/she has power of attorney;
determining, by the server, whether the objector has proved that he or she has substantially contributed to sales negotiations and sales-related work;
The server judged that there was an objection within the period, judged that the objection was filed according to the prescribed procedure, did not judge that the objector entered the information as securing a monopoly right, did not judge that the objector had secured a monopoly right, and did not judge that the objector had secured a monopoly right. If it is judged that it has proved that it has this power of attorney, and it is not determined that it has been proved that the objector has substantially contributed to the sales negotiation and sale-related work, the real estate broker who registered the property is set to receive a higher brokerage fee than the objector. Step; real estate investment management method comprising a. A computer program stored in a computer readable recording medium for performing the method according to any one of claims 3 and 5 to 7.

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