KR102633546B1 - Apparatus for estimating market price of real estate and method thereof - Google Patents

Abstract

The present invention relates to a real estate market price estimation device. The real estate price estimation device according to an embodiment of the present invention includes a data collection unit that collects real estate-related data including real estate transaction price data, ledger data, and land characteristics data; A data purification unit that compares the characteristic information of the actual transaction price data with the characteristic information of the ledger data and land characteristic data, matches the location of the matching real estate with the location of the actual transaction price real estate, and generates a list of transaction data for the corresponding real estate. ; And, using the characteristic information of the real estate with which the location is matched, a plurality of real estate properties in a similar price zone are extracted for the property to be evaluated, and a market price estimation model for the real estate to be evaluated is created using the characteristic information of the extracted real estate in a similar price zone. And, it may include a market price estimation unit that inputs the characteristic information of the property to be evaluated into the generated market price estimation model to estimate the market price of the property to be evaluated.

Description

Real estate market estimation device and method {APPARATUS FOR ESTIMATING MARKET PRICE OF REAL ESTATE AND METHOD THEREOF}

The present invention relates to a real estate price estimation device and method, and more specifically, to a real estate price estimation device and method for estimating real estate market prices by refining and using actual transaction price information.

Real estate information has traditionally been provided in the form of human networks through real estate agents, but it has been difficult to compile and utilize a wide range of real estate information due to spatial constraints.

In 2013, the Act on Provision and Use of Public Data was implemented, creating an environment in which various public data on real estate provided by the government, such as real estate transaction price information and registration information, can be processed and utilized to provide various real estate-related services. are being provided.

For example, Korea Patent Publication No. 10-2017-0143258 discloses a technology for estimating housing prices using public data on real estate.

KR 10-2017-0143258 A

The present invention is intended to solve the problems of the prior art described above. The present invention utilizes actual transaction price data, ledger data, and publicly announced land price data to match information on the location where the actual transaction is an undisclosed part of the real estate, and use this to estimate the market price of the real estate subject to evaluation. By doing so, a more accurate real estate market price can be estimated.

The problems of the present invention are not limited to the problems mentioned above, and other problems not mentioned will be clearly understood by those skilled in the art from the description below.

A real estate price estimation device according to an embodiment of the present invention includes a data collection unit that collects real estate-related data including real estate transaction price data, ledger data, and land characteristic data, characteristic information of the actual transaction price data, the ledger data, and land A data purification unit that compares the characteristic information of characteristic data to match the location of the matching real estate with the actual transaction price real estate and generates a list of transaction data for the real estate, and uses the characteristic information of the real estate with which the location is matched. Extract a plurality of properties with a similar price range for the real estate subject to evaluation, create a market price estimation model for the real estate subject to evaluation using the characteristic information of the extracted real estate with a similar price area, and estimate the price of the real estate subject to evaluation in the generated market price estimation model. It may include a market price estimation unit that estimates the market price of the real estate subject to evaluation by inputting characteristic information.

In one embodiment, the data purification unit is a location connection unit that matches location information, which is undisclosed information among the characteristic information of the actual transaction price data, using characteristic information of the ledger data and land characteristic data, and an actual transaction of real estate whose location is matched. If the price is a lump sum transaction amount for land and buildings, the transaction price distribution department distributes the estimated building price and the estimated land price, and compares the actual transaction price of the real estate whose location is matched and the estimated land price with the individually announced market price for the relevant real estate. Therefore, if the actual transaction is determined to be an abnormal transaction, an abnormal transaction removal unit may be included to exclude the transaction data list corresponding to the actual transaction.

In one embodiment, when the real estate corresponding to the actual transaction price data is land, the location connection unit selects the first digit of city, county, district, use area, area, and street address among the characteristic information of the actual transaction price data and the characteristic information of the ledger data. By comparing, the location information of the matching ledger data can be matched with the location information of the actual transaction real estate.

In one embodiment, when the real estate corresponding to the actual transaction price data is an apartment complex, the location connection unit includes city/county/district, street address, year of construction, number of floors, and exclusive area among the characteristic information of the actual transaction price data and the characteristic information of the ledger data. By comparing, the location information of the matching ledger data can be matched with the location information of the actual transaction real estate.

In one embodiment, the location connection unit selects the characteristic information of the actual transaction price data and the characteristic information of the ledger data when the real estate corresponding to the actual transaction price data is one of a single-family home, a multi-family home, a commercial or office building. By comparing the city/county/district, street address, use area, land area, road conditions, main use, building area, and total floor area, the location information of the matching ledger data can be matched with the location information of the actual transaction real estate.

In one embodiment, the abnormal transaction removal unit compares the actual transaction price of the real estate whose location is matched and the land price estimate with the individual publicly announced land price for the corresponding real estate, and if the actual transaction price or the land price estimate is lower than the individual publicly announced land price, the actual transaction price may be judged as an abnormal transaction and the list of transaction data corresponding to the actual transaction may be excluded.

In one embodiment, the market price estimation unit includes a similar price area setting unit that sets transaction data that satisfies the location, transaction time, and price level from the preset evaluation target real estate among the transaction data list as similar price area real estate, the A comparative real estate extraction unit that extracts a predetermined comparison target real estate according to preset classification criteria among the set similar price range real estate properties, and a multiple regression analysis using the characteristic information of the specified comparative real estate as an independent variable to evaluate the property subject to evaluation. It may include a price estimation model generation unit that generates a market price estimation model and inputs characteristic information of the real estate to be evaluated into the generated market price estimation model to estimate the market price of the real estate to be evaluated.

In one embodiment, the market price estimation model generator generates a multidimensional equation through multiple regression analysis with use area, use situation, road surface, and shape as independent variables among the characteristic information of the property when the property to be evaluated is land. can be created as a price estimation model.

In one embodiment, the market price estimation model generator determines case classification, use, number of floors, area, elapsed years, elevator, number of parking spaces, and price point among the characteristic information of the property when the property to be evaluated is a townhouse or multi-family house. The multidimensional equation created through multiple regression analysis with independent variables can be created as a price estimation model.

In one embodiment, the market price estimation model generator performs a multiple regression using case classification, number of floors, area, elapsed years, number of parking spaces, and price point among the characteristic information of the property as independent variables when the property to be evaluated is a small or medium-sized apartment complex. The multidimensional equation created through analysis can be created as a price estimation model.

In one embodiment, the market price estimation model generator estimates the market price using a multidimensional equation generated through multiple regression analysis using the number of floors, area, and transaction date among the characteristic information of the property as independent variables when the property to be evaluated is a large-scale apartment complex. It can be created as a model.

In one embodiment, the market price estimation unit may further include an estimated market price verification unit that verifies the estimated market price by comparing the estimated market price of the property to be evaluated with the publicly announced price of the property.

In one embodiment, the real estate price estimating device may further include a user interface unit for inputting real estate information to be evaluated and providing estimated market information.

The real estate price estimation method according to an embodiment of the present invention includes the steps of acquiring actual transaction price data, ledger data, and publicly announced land price data for real estate, and mutually combining real estate characteristic information of the actual transaction price data and real estate characteristic information of the ledger data and publicly announced land price data. A step of comparing and matching the location of the matching real estate with the location of the actual transaction price real estate, setting a real estate in a similar price range for the real estate to be evaluated using characteristic information of the real estate whose location is matched, and the extracted similar price It may include the step of generating a market price estimation model for the property to be evaluated using characteristic information of the real estate and estimating the market price of the property to be evaluated by inputting the characteristic information of the property to be evaluated into the generated market price estimation model. there is.

Prior to this, terms or words used in this specification and claims should not be interpreted in their usual, dictionary meaning, and the inventor may appropriately define the concept of the term in order to explain his or her invention in the best way. It must be interpreted with meaning and concept consistent with the technical idea of the present invention based on the principle that it is.

According to the present invention, location information of real estate with actual transaction prices can be matched. Accordingly, the accuracy of the estimated market price of the real estate subject to evaluation provided by the real estate market estimation device can be improved.

According to the present invention, when the actual transaction price is the lump sum transaction price of land and buildings, the actual transaction price can be distributed into the estimated building price and the estimated land price. Accordingly, distortion of land prices can be prevented, and the accuracy of the estimated market price of the real estate subject to evaluation can be further improved.

According to the present invention, the transaction data list for actual transaction price data that is determined to be an abnormal transaction among the actual transaction price data with matching location can be removed. Accordingly, the accuracy of the estimated market price of the real estate subject to evaluation provided by the real estate market estimation device can be further improved.

The effects of the present invention are not limited to the effects mentioned above, and other effects not mentioned will be clearly understood by those skilled in the art from the description of the claims.

1 is a diagram showing a real estate price estimation system including a real estate price estimation device according to an embodiment of the present invention.
Figure 2 is a diagram showing a real estate price estimation device according to an embodiment of the present invention.
Figure 3 is a diagram showing characteristic information of actual transaction price data.
Figure 4a is a diagram showing an example of how the location connection unit connects location information about land among actual transaction price data.
Figure 4b is a diagram showing an example of how the location connection unit connects location information about apartment complexes among actual transaction price data.
Figure 4c is a diagram showing an example of how the location connection unit connects location information about single-family homes, multi-family homes, commercial buildings, or office buildings among actual transaction price data.
Figure 5 is a diagram showing an example of classification criteria for establishing similar price area real estate among the transaction data lists of the similar price area setting department.
Figure 6 is a diagram illustrating the selection conditions for the comparative case extraction department to select comparative case real estate among similar price area real estate.
Figure 7a is a diagram illustrating characteristic information and application codes for the market price estimation model generation unit to generate a market price estimation model when the real estate to be evaluated is land.
Figure 7b is a diagram illustrating characteristic information and application codes for the market price estimation model generation unit to generate a market price estimation model when the real estate to be evaluated is a townhouse or multi-family house.
Figure 7c is a diagram illustrating characteristic information and application codes for the market price estimation model generation unit to generate a market price estimation model when the real estate to be evaluated is a small or medium-sized apartment complex.
Figure 7d is a diagram illustrating characteristic information and application codes for the market price estimation model generation unit to generate a market price estimation model when the real estate subject to evaluation is a large-scale apartment complex.
Figure 8 is a diagram showing a method for estimating real estate prices according to an embodiment of the present invention.
Figure 9 is a diagram showing an example computing device capable of implementing a real estate price estimation device according to an embodiment of the present invention.

Hereinafter, preferred embodiments of the present disclosure will be described in detail with reference to the attached drawings. The advantages and features of the present disclosure and methods for achieving them will become clear by referring to the embodiments described in detail below along with the accompanying drawings. However, the technical idea of the present disclosure is not limited to the following embodiments and may be implemented in various different forms. The following examples are merely intended to complete the technical idea of the present disclosure and to be used in the technical field to which the present disclosure belongs. It is provided to fully inform those skilled in the art of the scope of the present disclosure, and the technical idea of the present disclosure is only defined by the scope of the claims.

When adding reference numerals to components in each drawing, it should be noted that identical components are given the same reference numerals as much as possible even if they are shown in different drawings. Additionally, in describing the present disclosure, if it is determined that a detailed description of a related known configuration or function may obscure the gist of the present disclosure, the detailed description will be omitted.

Unless otherwise defined, all terms (including technical and scientific terms) used in this specification may be used with meanings that can be commonly understood by those skilled in the art to which this disclosure pertains. Additionally, terms defined in commonly used dictionaries are not interpreted ideally or excessively unless clearly specifically defined. The terminology used herein is for the purpose of describing embodiments and is not intended to limit the disclosure. As used herein, singular forms also include plural forms, unless specifically stated otherwise in the context.

Additionally, in describing the components of the present disclosure, terms such as first, second, A, B, (a), and (b) may be used. These terms are only used to distinguish the component from other components, and the nature, order, or order of the component is not limited by the term. When a component is described as being “connected,” “coupled,” or “connected” to another component, that component may be directly connected or connected to that other component, but there is another component between each component. It will be understood that elements may be “connected,” “combined,” or “connected.”

As used in this disclosure, “comprises” and/or “comprising” refers to a referenced component, step, operation and/or element that includes one or more other components, steps, operations and/or elements. Does not exclude presence or addition.

Before describing various embodiments of the present disclosure, some terms used in the embodiments will be clarified.

Real estate refers to property that cannot be moved, such as land, buildings, or trees. The present invention relates to a system and method for calculating real estate prices. Real estate in the present invention is a concept that includes at least one of land and buildings whose prices can be calculated, such as land, single/multi-family houses, land and buildings, This concept includes apartments, townhouses/multi-family homes, officetels, etc.

The officially announced standard land price refers to the appropriate price per unit area (m ² ) announced by selecting and surveying representative standard lots (500,000 lots) among the nationwide lands (approximately 30 million lots), and the individual publicly announced land price is the price set by the Minister of Land, Infrastructure and Transport every year. The price per unit area of individual land is determined and announced by the mayor/county/district head through procedures such as gathering opinions from landowners and deliberation by the city/county/district real estate evaluation committee after verification by an appraiser based on the publicly announced standard land price. It means (won/m ² ).

In the present invention, the publicly announced land price is a concept that includes not only the standard land price and the publicly announced individual price of land, but also the publicly announced prices of the above-mentioned single/multi-family houses, apartments, townhouses/multi-family houses, and officetels.

1 is a diagram showing a real estate price estimation system including a market price estimation device according to an embodiment of the present invention.

The real estate market estimation system 10 may include a public data server 11, a client 12, and a real estate market estimation device 100.

The public data server 11, the client 12, and the real estate price estimation device 100 may be connected through a network. The network can be implemented with various communication networks such as wired or wireless.

The real estate data server 11 may provide data related to real estate to the real estate price estimation device 100 through a network. Real estate-related data provided by the real estate data server 11 may include public real estate data and private real estate data. Public real estate data may include, but is not limited to, actual transaction price data, land characteristics data, and various ledger data. Additionally, private real estate data may include, but is not limited to, appraisal data on real estate.

The user terminal 12 may include, but is not limited to, a PC, smartphone, laptop, etc. The user can be connected to the real estate price estimation device 100 through the user terminal 12 and receive an estimated market price for the real estate subject for which the price of which the user wants to check is subject to evaluation. Additionally, the user terminal 12 may input information about the real estate subject to evaluation into the real estate price estimation device 100.

The real estate price estimation device 100 includes a data collection unit 110 that collects various data about real estate from the real estate data server 11, analyzes the collected data, and matches location information about the real estate corresponding to the actual transaction price data. It may include a data purification unit 120 that estimates the market price for the real estate to be evaluated using a transaction data list with matching location information, and a market price estimation unit 130.

In addition, the real estate price estimation device 100 may further include a database 150 capable of storing real estate-related data collected by the data collection unit 110. The database 150 may store a list of transaction data for real estate whose actual transaction price information and location information are matched in the data purification unit 120.

In addition, the real estate market price estimating device 100 may further include a user interface unit 140 for receiving information on real estate to be evaluated from a client or providing the estimated market price to the client. The user interface unit 140 may include a keyboard, a microphone, etc. for inputting real estate information to be evaluated. Additionally, the user interface unit 140 may include a display device, a speaker, etc. to provide the client with an estimated market price for the real estate subject to evaluation.

FIG. 2 is a diagram showing a real estate price estimation device according to an embodiment of the present invention, FIG. 3 is a diagram showing characteristic information of actual transaction price data, and FIGS. 4A to C show the location connection unit showing the location of the real estate corresponding to the actual transaction price data. It is a diagram illustrating a method of connecting information, and Figure 5 is a diagram showing an example of classification criteria for establishing similar price area real estate among the transaction data lists of the similar price area setting department, and Figure 6 is a comparison case extraction. It is a diagram illustrating the selection conditions for selecting comparative case real estate among the real estate in the similar price zone, and Figures 7a to 7c illustrate characteristic information and application codes for the market price estimation model generation unit to generate the market price estimation model. This is a drawing showing the enemy.

Hereinafter, the real estate price estimation device 100 according to an embodiment of the present invention will be described in more detail with reference to FIGS. 2 to 7.

The data collection unit 110 may crawl actual transaction price data, various ledger data, land characteristics data, appraisal data, etc. according to the cycle set in the real estate data server 11 and store them in the database 150.

For example, the data collection unit 110 may crawl actual transaction price data 30 days prior to the current point in time every 7 days and store it in the database 150. Alternatively, the data collection unit 110 may crawl the appraisal data every 7 days and store it in the database 150.

The data purification unit 120 is a location connection unit 121 that connects the location of the actual transaction real estate, and the actual transaction price for real estate is a transaction price that distributes the lump sum sale amount into the estimated building price and the estimated land price when land and buildings are sold collectively. Includes a distribution unit 122 and an abnormal transaction removal unit 123 that determines whether an actual transaction case for real estate is an abnormal transaction and, if determined to be an abnormal transaction, removes the actual transaction case so that it is not used for market price estimation. do.

The location connection unit 121 uses real estate data acquired from the real estate data server 11 to check and match location information, which is undisclosed information of actual transaction price data. Figure 3 shows various characteristic information of actual transaction price data.

Referring to Figure 3, actual transaction price data has undisclosed characteristics, and these undisclosed characteristics are location-related information that can specify real estate. For example, if the real estate is land or general real estate, the undisclosed characteristic is the address information of the real estate, and if the real estate is collective real estate, the undisclosed characteristics are street address information, building and number information.

Actual transaction price data reflects the actual price at which the property was traded in the market, so it is possible to check the overall real estate market price in the area where the property is located. However, due to its undisclosed nature, the actual transaction price for real estate in a specific location cannot be confirmed. Therefore, when estimating the market price of real estate subject to evaluation using actual transaction price information for which the location is not specified, the accuracy of the estimated market price may be somewhat reduced.

Therefore, the real estate price estimation device 100 according to the present invention uses real estate ledger data and land characteristic data characteristic information through the location connection unit 121 to find and match undisclosed characteristics of actual transaction price data.

Figure 4a exemplarily shows how the location connection unit 121 matches location information when the real estate corresponding to actual transaction data is land.

The location connection unit 121 receives actual transaction price data, ledger data, and land characteristic data from the database 150 (S110).

The location connection unit 121 determines whether the transaction is an equity transaction using the public characteristic information of the input actual transaction price data (S120). If the location connection unit 121 determines that the transaction is an equity transaction, the actual transaction price data is classified as unrefined data (S150). Raw data refers to data that is not used for price estimation.

If the location connection unit 121 determines that the transaction is not an equity transaction, the location connection unit 121 determines whether the characteristic information of the actual transaction price data, ledger data, and land characteristics data match (S130). If the movable property is land, the location connection unit 121 ( The characteristic information that 121) checks for consistency is city/county/district information, use area information, area information, and first digit information of the street address. If there is a real estate with matching characteristic information, the location connection unit 121 matches the location information of the corresponding real estate with the location information of the actual transaction real estate (S140). Through this process, street address information, which is an undisclosed characteristic of actual transaction price data for land, can be specified.

Figure 4b exemplarily shows how the location connection unit 121 matches location information when the real estate corresponding to the actual transaction data is an apartment complex.

The location connection unit 121 receives actual transaction price data and ledger data from the database 150 (S210).

The location connection unit 121 compares the characteristic information of the input actual transaction price data and ledger data to check whether there is a real estate with matching city/county/district information, street address information, construction year information, and floor number information (S220). If there is no matching real estate, the location connection unit 121 classifies the actual transaction price data as unrefined data (S250).

If there is a matching real estate, the location connection unit 121 additionally checks whether the exclusive area information matches (S230). If the exclusive area information does not match, the location connection unit 121 classifies the actual transaction price data as unrefined data (S250).

If there is a real estate with matching exclusive area information, the location connection unit 121 matches the location information of the corresponding real estate with the location information of the actual transaction real estate (S240). Through this process, building and unit information, which are undisclosed characteristics of actual transaction price data for apartment complexes, can be specified.

Figure 4c exemplarily shows how the location connection unit 121 matches location information when the real estate corresponding to the actual transaction data is a single-family home, a multi-family home, a commercial building, or an office building.

The location connection unit 121 receives actual transaction price data, ledger data, and land characteristic data from the database 150 (S310).

The location connection unit 121 compares the characteristic information of the input actual transaction price data, ledger data, and land characteristic data with each other to provide city/county/district information, use area information, land area information, road condition information, main use information, construction year information, total floor area information, Check whether there is a property with matching street address information (S320).

If there is no matching real estate, the location connection unit 121 checks whether attached lot number (general title book) information exists (S340). If there is no attached address number (general title book) information, the location connection unit 121 classifies the actual transaction price data as unrefined data (S360). If information on the attached lot number (general title book) exists, the location connection unit 121 inputs the total floor area information obtained by adding up the land area of the attached lot number information in step S310 (S350).

If there is a matching real estate, the location connection unit 121 matches the location information of the corresponding real estate with the location information of the actual transaction real estate (S330). Through this process, street address or building and number information, which are undisclosed characteristics of actual transaction price data for single-family homes, multi-family homes, commercial buildings, or office buildings, can be identified.

If the actual transaction price of the real estate whose location is matched is the lump sum transaction amount of land and building, the transaction price distribution unit 122 distributes the actual transaction price into the estimated building price and the estimated land price.

The transaction price distribution unit 122 uses the land remainder method of appraisal theory to deduct the estimated building price from the lump sum transaction amount and then derives the estimated transaction price for the land only. In other words, the transaction price distribution unit 122 can calculate the estimated land price from the lump sum transaction amount through Equation 1 below. Here, the estimated building price can be calculated using Equation 2 below by applying the cost method of appraisal theory to the re-procurement cost of the target product.

<Equation 1>

Estimated land price = Actual transaction price (lump transaction amount) - Estimated building price,

<Equation 2>

Estimated building price = refinancing cost - depreciation correction amount

Depreciation correction amount = re-procurement cost

Here, the re-procurement cost can be applied based on the building structure information, use information, and use approval date information in the building ledger data, and depreciation correction applies the straight-line method (useful life method) to determine the useful life of each building structure and It can be calculated using the elapsed years (the elapsed period from the date of approval for use to the time of transaction).

As mentioned above, if the actual transaction price is the lump sum transaction price of land and building, the land price may be distorted depending on the structure, usage status, and elapsed years of the building, so the estimated land price is calculated through the transaction price distribution unit 122. By calculating this, there is the advantage of being able to estimate the market price of real estate more accurately.

The abnormal transaction removal unit 123 determines whether the actual transaction price is an abnormal transaction by comparing the actual transaction price of the real estate with a matched location and the estimated land price with the individual publicly announced land price for the corresponding real estate. If it is determined to be an abnormal transaction, the actual transaction price is determined. The data may be judged to be inappropriate and a list of transaction data corresponding to the actual transaction may not be created.

For example, if the actual transaction price of the actual transaction price data is lower than the publicly announced individual price of the real estate, the abnormal transaction removal unit 123 determines the actual transaction case as an abnormal transaction case and does not generate a transaction data list corresponding to the actual transaction. You can.

For example, if the estimated land price estimated by the transaction price distribution unit 122 is lower than the publicly announced individual price of the real estate, the abnormal transaction removal unit 123 determines the actual transaction case as an abnormal transaction case and conducts a transaction corresponding to the actual transaction. You may not create a data list.

Through this abnormal transaction removal unit 123, the accuracy of the market price estimated by the real estate price estimation device 100 is further improved by not using actual transaction price data that differs from the appropriate market price depending on the circumstances of the transaction parties for market price estimation. It can be.

The market price estimation unit 130 includes a similar price area setting unit 131, which sets transaction data that satisfies the location, transaction time, and price level from the property being evaluated among the transaction data lists as similar price area real estate, and the set similar price area. Evaluation is performed through multiple regression analysis using the comparative real estate extraction unit 132, which extracts predetermined comparative real estate properties according to preset classification criteria among real estate properties, and the characteristic information of the predetermined comparative real estate properties as independent variables. It may include a market price estimation model generator 133 that generates a market price estimation model for the target real estate and estimates the market price of the real estate subject to evaluation by inputting characteristic information of the real estate subject to evaluation into the generated market price estimation model. In addition, the market price estimation unit 130 may further include an estimated market price verification unit 134 that verifies the estimated market price by comparing the estimated market price of the property to be evaluated with the publicly announced price of the property.

Figure 5 exemplarily shows the classification criteria applied by the HLPA setting unit 131 to set HLPA real estate. Referring to FIG. 5, the similar price zone setting unit 131 determines that among the transaction data, the location of the real estate is within 500m from the property to be evaluated, the transaction time is within 2 years from the price calculation date (market price estimate date), and the price level Transaction data that satisfies the conditions set in FIG. 5 can be set as similar price area real estate. The above-mentioned classification criteria are illustrative and may be changed to other criteria as needed.

In other words, the similar price area real estate set by the similar price area setting unit 131 is real estate with a transaction price that is judged to be comparable with the property being evaluated.

The comparison real estate extraction unit 132 may select a predetermined number of real estate properties with a similar price area set in the similar price area setting unit 131 according to the set classification criteria. Figure 6 exemplarily shows the classification criteria applied in the comparison real estate extraction unit 132.

For example, the comparison real estate extracting unit 132 may apply the setting criteria of FIG. 6 to select 10 real estate properties of similar price range and sort them in descending order.

The comparative real estate extraction unit 132 selects real estate properties in similar price ranges again based on predetermined classification criteria and creates a market price estimation model using the selected comparative real estate properties, thereby enabling more accurate market price estimation.

The market price estimation model generation unit 133 generates a market price estimation model for estimating the market price of the property to be evaluated through multiple regression analysis using characteristic information on the real estate to be compared.

For example, when the real estate subject to evaluation is land, the market price estimation model generator 133 performs multiple regression analysis on the characteristic information of the plurality of selected real estate comparison targets to generate a multidimensional equation of Equation 3 below. And this can be created as a market price estimation model for the real estate subject to evaluation.

<Equation 3>

Here, use area, usage status, road surface, and shape are independent variables, ε _i is a constant, and β ₁ , β ₂ , β ₃ , and β ₄ are regression coefficients.

The market price estimation model generator 133 applies the application code shown in FIG. 7A to the specific information corresponding to the independent variable among the specific information of the real estate to be evaluated and inputs it into the generated market price estimation model to estimate the real estate to be evaluated. Prices can be created.

For example, when the real estate to be evaluated is a townhouse or a multi-family house, the market price estimation model generator 133 performs multiple regression analysis on the characteristic information of the plurality of selected real estate comparison targets to obtain the result in Equation 4 below: You can create multidimensional equations and create a market price estimation model for the property being evaluated.

<Equation 4>

Here, case classification, use, floor, area, elapsed years, elevator, number of parking spaces, and price point are independent variables, ε _i is a constant, β ₁ , β ₂ , β ₃ , β ₄ , β ₅ , β ₆ , β ₇ and β ₈ are regression coefficients.

The market price estimation model generator 133 applies the application code shown in FIG. 7B to the specific information corresponding to the independent variable among the specific information of the real estate to be evaluated and inputs it into the generated market price estimation model to estimate the real estate to be evaluated. Prices can be created.

For example, when the property to be evaluated is an apartment in a small or medium-sized complex, the market price estimation model generator 133 performs multiple regression analysis on the characteristic information of a plurality of selected comparison properties to produce the multidimensional equation of Equation 5 below: can be created and created as a market price estimation model for the real estate subject to evaluation.

<Equation 5>

Here, case classification, floor, area, elapsed years, number of parking spaces, and price point are independent variables, ε _i is a constant, and β ₁ , β ₂ , β ₃ , β ₄ , β ₅ , and β ₆ are regression coefficients. am.

The market price estimation model generator 133 applies the application code shown in FIG. 7C to the specific information corresponding to the independent variable among the specific information of the real estate to be evaluated and inputs it into the generated market price estimation model to estimate the real estate to be evaluated. Prices can be created.

For example, when the real estate subject to evaluation is a large-scale apartment complex, the market price estimation model generator 133 performs multiple regression analysis on the characteristic information of the plurality of selected comparative real estate properties to create the multidimensional equation of Equation 6 below. This can be created as a market price estimation model for the real estate subject to evaluation.

<Equation 6>

Here, floor, area, and transaction date are independent variables, ε _i is a constant, and β ₁ , β ₂ , and β ₃ are regression coefficients.

The market price estimation model generator 133 applies the application code shown in FIG. 7D to the specific information corresponding to the independent variable among the specific information of the real estate to be evaluated and inputs it into the generated market price estimation model to estimate the real estate to be evaluated. Prices can be created.

As described above, the real estate price estimation device 100 according to an embodiment of the present invention matches location information, which is an undisclosed characteristic of actual transaction price data, using ledger data, land characteristic data, etc., and uses the actual transaction data with the location matching. By estimating the market price of the real estate subject to evaluation, the market price of the real estate subject to evaluation can be estimated more accurately.

In addition, the real estate price estimation device 100 according to an embodiment of the present invention calculates the estimated land price when the actual transaction is a lump-sum transaction of land and buildings, thereby reducing distortion of the land price and enabling more accurate real estate market price estimation. do.

In addition, the real estate price estimation device 100 according to an embodiment of the present invention compares the actual transaction price and the individual publicly announced price, and if the actual transaction price is lower than the individual publicly announced price, the actual transaction case is judged to be an abnormal transaction and is not used for price estimation. , the accuracy of the estimated market price can be increased.

Below, a method for estimating real estate market prices according to an embodiment of the present invention will be described.

Each step of the real estate price estimation method can be performed by a real estate price estimation device. Here, the real estate price estimation device may be a computing device, and each step of the method may be implemented with one or more instructions executed by a processor of the computing device.

Figure 8 is an exemplary flow chart showing a real estate market price estimation method according to the present invention. However, this is only a preferred embodiment for achieving the purpose of the present invention, and of course, some steps may be added or deleted as needed.

As shown in FIG. 8, the real estate price estimation method first acquires actual transaction price data, ledger data, and land characteristics data for real estate in step S410. For further information on this step, please refer to the description of the data collection unit 110.

In step S420, the characteristic information of the data on the acquired real estate is compared to match the location information of the real estate with an actual transaction price. For further details on this step, please refer to the description of the data purification unit 120.

In step S430, a real estate with a similar price range for the real estate to be evaluated is set using the characteristic information of the real estate whose location is matched. For further details on this step, please refer to the description of the price estimation unit 130.

In step S440, a market price estimation model is created based on the characteristic information of real estate in a similar price zone to estimate the market price for the real estate subject to evaluation. For further details on this step, please refer to the description of the price estimation unit 130.

According to the real estate market price estimation method according to an embodiment of the present invention described above, location information, which is an undisclosed characteristic of the actual transaction price, is matched to the actual transaction price real estate to specify the real estate where the actual transaction took place and evaluate using the information on the specified real estate. By estimating the market price for the target real estate, market price estimation can be made more accurately.

Hereinafter, an exemplary computing device 1000 capable of implementing the real estate price estimation device of the present invention will be described with reference to FIG. 9.

As shown in FIG. 9, the computing device 1000 includes one or more processors 1100, a bus 1300, a communication interface 1400, and a memory (loading) a computer program executed by the processor 1100. 1200) and a storage 1500 that stores a computer program 1600. However, only components related to the embodiment of the present invention are shown in Figure 9. Accordingly, anyone skilled in the art to which the present invention pertains can see that other general-purpose components other than those shown in FIG. 12 may be further included. That is, the computing device 1000 may further include various components in addition to those shown in FIG. 9 .

The processor 1100 controls the overall operation of each component of the computing device 1000. The processor 1100 includes at least one of a Central Processing Unit (CPU), Micro Processor Unit (MPU), Micro Controller Unit (MCU), Graphic Processing Unit (GPU), or any type of processor well known in the art of the present invention. It can be configured as follows. Additionally, the processor 1100 may perform operations on at least one application or program to execute methods/operations according to embodiments of the present invention. Computing device 1000 may include one or more processors.

The memory 1200 stores various data, commands and/or information. Memory 1200 may load one or more programs 1600 from storage 1500 to execute methods/operations according to embodiments of the present disclosure. For example, when the computer program 1600 is loaded into the memory 1200, a data purification unit 120, a price estimation unit 130, etc. as shown in FIG. 1 may be implemented on the memory 1200. The memory 1200 may be implemented as a volatile memory such as RAM, but is not limited thereto.

Bus 1300 provides communication functions between components of computing device 1000. The bus 1300 may be implemented as various types of buses, such as an address bus, a data bus, and a control bus.

The communication interface 1400 supports wired and wireless Internet communication of the computing device 1000. Additionally, the communication interface 1400 may support various communication methods other than Internet communication. To this end, the communication interface 1400 may be configured to include a communication module well known in the technical field of the present disclosure. In some embodiments, communication interface 1400 may be omitted.

Storage 1500 may non-temporarily store one or more programs 1600. The storage 1500 may be a non-volatile memory such as Read Only Memory (ROM), Erasable Programmable ROM (EPROM), Electrically Erasable Programmable ROM (EEPROM), flash memory, a hard disk, a removable disk, or a device well known in the art to which this disclosure pertains. It may be configured to include any type of computer-readable recording medium.

The computer program 1600, when loaded into the memory 1200, may include one or more instructions that cause the processor 1100 to perform methods/operations according to various embodiments of the present invention. That is, the processor 1100 can perform a method/operation according to embodiments of the present invention by executing one or more instructions.

The technical idea of the present invention described so far with reference to FIGS. 1 to 9 can be implemented as computer-readable code on a computer-readable medium. Computer-readable recording media can be, for example, removable recording media (CD, DVD, Blu-ray disk, USB storage device, removable hard disk) or fixed recording media (ROM, RAM, computer-equipped hard disk). there is. The computer program recorded on the computer-readable recording medium can be transmitted to another computing device through a network such as the Internet, installed on the other computing device, and thus used on the other computing device.

Although the present invention has been described in detail through specific examples, this is for detailed explanation of the present invention, and the present invention is not limited thereto, and can be understood by those skilled in the art within the technical spirit of the present invention. It is clear that modifications and improvements are possible.

All simple modifications or changes of the present invention fall within the scope of the present invention, and the specific scope of protection of the present invention will be made clear by the appended claims.

10: Real estate market estimation system
11: Real estate data server
12: User terminal
100: Real estate price estimation device
110: Data collection unit
120: Data purification unit
130: Market price estimation unit
140: User interface unit
150: database

Claims (16)

A data collection department that collects public data related to real estate, including real estate transaction price data, ledger data, and land characteristics data;
a data purification unit that compares the characteristic information of the actual transaction price data with the characteristic information of the ledger data and land characteristic data, matches a matching real estate location with the location of the actual transaction price real estate, and generates a list of transaction data for the corresponding real estate; and
Using the characteristic information of the real estate with which the location is matched, a plurality of real estate properties with a similar price range are extracted for the real estate subject to evaluation, and a market price estimation model for the real estate subject to evaluation is created using the characteristic information of the extracted real estate with a similar price area, , It includes a market price estimation unit that estimates the market price of the property to be evaluated by inputting the characteristic information of the property to be evaluated into the generated market price estimation model,
The data purification unit,
A location connection unit that matches location information, which is undisclosed information among the characteristic information of the actual transaction price data, using the characteristic information of the ledger data and publicly announced price data;
A transaction price distribution unit that distributes the estimated building price and the estimated land price when the actual transaction price of the real estate whose location is matched is the lump sum transaction price of land and building; and
Compares the actual transaction price of the real estate for which the location is matched and the estimated land price with the individually announced market price for the relevant real estate, and includes an abnormal transaction removal unit that excludes the list of transaction data corresponding to the actual transaction if the actual transaction is judged to be an abnormal transaction. do,
If the actual transaction price data is an equity transaction, the location connection unit classifies the actual transaction price data as unrefined data that is not used for market price estimation,
If there is a real estate whose actual transaction price data matches the city/county/district information, street address information, construction year information, and floor number information, the actual transaction price data's exclusive area is compared with the exclusive area of the property, and if they do not match, the actual transaction price data is classified as crude data,
When the property to be evaluated is an apartment, the market price estimation unit determines a method of generating a market price estimation model based on the size of the apartment complex,
The transaction price distribution is calculated using the following equation,
<Equation>
Estimated land price = Actual transaction price - Estimated building price,
Here, the estimated building price = re-procurement cost - depreciation modification amount, and depreciation modification amount = re-procurement cost X (useful life - elapsed life) / useful life.
is used to distribute the estimated land price and the estimated building price from the actual transaction price. A real estate price estimation device characterized in that. delete According to clause 1,
The location connection is,
If the real estate corresponding to the actual transaction price data is land, the location of the matching real estate is determined by comparing the first digits of city, county, district, use area, area, and street address among the characteristic information of the actual transaction price data, the ledger data, and the land characteristics data. A real estate price estimation device characterized by matching information with location information of the actual transaction real estate. According to clause 1,
The location connection is,
If the real estate corresponding to the actual transaction price data is an apartment complex, the location information of the matching real estate is obtained by comparing the city/county/district, street address, year of construction, number of floors, and exclusive use area among the characteristic information of the actual transaction price data and the ledger data. A real estate price estimation device characterized by matching with location information of real estate. According to clause 1,
The location connection is,
If the real estate corresponding to the actual transaction price data is any of a single-family home, a multi-family home, a commercial or office building, city, county, district, street address, use area, and land among the actual transaction price data, the land characteristics data, and the characteristics information of the ledger data. A real estate price estimation device that compares the area, road conditions, main use, building area, and total floor area and matches the location information of the matching real estate with the location information of the actual transaction real estate. delete According to clause 1,
The abnormal transaction removal unit,
The actual transaction price of the real estate whose location is matched and the estimated land price are compared with the publicly announced individual land price for the relevant real estate. If the actual transaction price or the estimated land price is lower than the publicly announced individual land price, the actual transaction is judged to be an abnormal transaction and a transaction corresponding to the actual transaction is made. A real estate price estimation device characterized by excluding the transaction data list. According to clause 1,
The price estimation unit,
A similar price area setting unit that sets transaction data that satisfies the location, transaction time, and price level from the preset evaluation target real estate among the transaction data list as similar price area real estate;
a comparative real estate extraction unit that extracts a predetermined comparative real estate among the similar price range real estate according to preset classification criteria; and
A market price estimation model for the property to be evaluated is created through multiple regression analysis using the characteristic information of the given property to be compared as an independent variable, and the characteristic information of the property to be evaluated is input into the generated market price estimation model to determine the value of the property to be evaluated. A real estate price estimation device comprising a market price estimation model generator for estimating the market price. According to clause 8,
The constant price estimation model generation unit,
If the real estate subject to the above evaluation is land, a multidimensional equation generated through multiple regression analysis with use area, usage status, road surface, and shape as independent variables among the characteristic information of the property is generated as a market price estimation model. Price estimation device. According to clause 8,
The constant price estimation model generation unit,
If the real estate subject to the above evaluation is a townhouse or multi-family house, a multi-dimensional created through multiple regression analysis with case classification, use, number of floors, area, elapsed years, elevator, number of parking spaces, and price point among the characteristic information of the property as independent variables. A real estate price estimation device characterized by generating equations as a market price estimation model. According to clause 8,
The constant price estimation model generation unit,
If the property subject to evaluation is an apartment in a small or medium-sized complex, the multidimensional equation generated through multiple regression analysis with case classification, number of floors, area, elapsed years, number of parking spaces, and price point as independent variables among the characteristic information of the property is used as a market price estimation model. A real estate price estimation device characterized by generating. According to clause 8,
The constant price estimation model generation unit,
If the property subject to evaluation is a large-scale apartment complex, a real estate price estimation device that generates a market price estimation model using a multidimensional equation generated through multiple regression analysis with the number of floors, area, and transaction date among the characteristic information of the property as independent variables. . According to clause 8,
Permanent price estimation department,
A real estate price estimation device further comprising an estimated market price verification unit that verifies the estimated market price by comparing the estimated market price of the property to be evaluated with the publicly announced price of the property. According to clause 1,
The real estate price estimation device is,
A real estate price estimation device further comprising a user interface unit for inputting real estate information to be evaluated and providing estimated market price information. In the real estate market estimation method performed in the real estate market estimation device,
Obtaining actual transaction price data, ledger data, and land characteristics data for real estate;
Comparing the characteristic information of the actual transaction price data, the ledger data, and the land characteristic data to match the location of the matching real estate with the location of the actual transaction price real estate;
Setting a real estate with a similar price range to the real estate to be evaluated using the characteristic information of the real estate whose location is matched; and
A step of generating a market price estimation model for the real estate to be evaluated using the characteristic information of the real estate to be evaluated and inputting the characteristic information of the real estate to be evaluated into the generated market price estimation model to estimate the market price of the real estate to be evaluated. Includes,
The step of comparing the characteristic information of the actual transaction price data, the ledger data, and the land characteristic data to match the location of the matching real estate with the location of the actual transaction price real estate,
Among the characteristic information of the actual transaction price data, location information, which is undisclosed information, is matched using the characteristic information of the ledger data and publicly announced price data,
If the actual transaction price of the real estate whose location is matched is the lump sum transaction price of land and building, distributing it into an estimated building price and an estimated land price; and
Comparing the actual transaction price of the real estate whose location is matched with the land price estimate with the individual publicly announced price for the corresponding real estate, and if the actual transaction is determined to be an abnormal transaction, further comprising excluding the transaction data list corresponding to the actual transaction; ,
If the actual transaction price data is an equity transaction, the actual transaction price data is classified as unrefined data that is not used for market price estimation.
If there is a real estate whose actual transaction price data matches the city/county/district information, street address information, construction year information, and floor number information, the actual transaction price data's exclusive area is compared with the exclusive area of the property, and if they do not match, the actual transaction price data is classified as crude data,
If the property subject to evaluation is an apartment, the method for generating the market price estimation model is determined based on the size of the apartment complex,
The distribution of the above estimated building price and estimated land price is calculated using the equation below:
<Equation>
Estimated land price = Actual transaction price - Estimated building price,
Here, the estimated building price = re-procurement cost - depreciation modification amount, and depreciation modification amount = re-procurement cost X (useful life - elapsed life) / useful life.
A real estate price estimation method characterized in that it is distributed through. Combined with a real estate price estimation device,
Obtaining actual transaction price data, ledger data, and land characteristics data for real estate;
Comparing the characteristic information of the actual transaction price data, the ledger data, and the land characteristic data to match the location of the matching real estate with the location of the actual transaction price real estate;
Setting a real estate with a similar price range to the real estate to be evaluated using the characteristic information of the real estate whose location is matched; and
A step of generating a market price estimation model for the real estate to be evaluated using the characteristic information of the real estate to be evaluated and inputting the characteristic information of the real estate to be evaluated into the generated market price estimation model to estimate the market price of the real estate to be evaluated. It is stored on a computer-readable recording medium for execution,
The step of comparing the characteristic information of the actual transaction price data, the ledger data, and the land characteristic data to match the location of the matching real estate with the location of the actual transaction price real estate,
Among the characteristic information of the actual transaction price data, location information, which is undisclosed information, is matched using the characteristic information of the ledger data and publicly announced price data,
If the actual transaction price of the real estate whose location is matched is the lump sum transaction price of land and building, distributing it into an estimated building price and an estimated land price; and
Comparing the actual transaction price of the real estate whose location is matched with the land price estimate with the individual publicly announced price for the corresponding real estate, and if the actual transaction is determined to be an abnormal transaction, further comprising excluding the transaction data list corresponding to the actual transaction; ,
If the actual transaction price data is an equity transaction, the actual transaction price data is classified as unrefined data that is not used for market price estimation.
If there is a real estate whose actual transaction price data matches the city/county/district information, street address information, construction year information, and floor number information, the actual transaction price data's exclusive area is compared with the exclusive area of the property, and if they do not match, the actual transaction price data is classified as crude data,
If the property subject to evaluation is an apartment, the method for generating the market price estimation model is determined based on the size of the apartment complex,
The distribution of the above estimated building price and estimated land price is calculated using the equation below:
<Equation>
Estimated land price = Actual transaction price - Estimated building price,
Here, the estimated building price = re-procurement cost - depreciation modification amount, and depreciation modification amount = re-procurement cost X (useful life - elapsed life) / useful life.
A real estate price estimation program, characterized in that it is distributed through .