KR20130019629A - System, method and computer readable recording medium for providing an analysis service about location requirements and trade area according to types of real property - Google Patents

Abstract

PURPOSE: A marketing area analysis service providing system, a method, and a computer readable recording medium thereof are provided to offer diverse information related to real estate by standardizing and normalizing information based on detailed data. CONSTITUTION: A DB(database) server(103) stores information related to map data and real estate positions. A cell index generating module(210) provides indexes to cells separated in an entire map area. A data generating module(220) generates one or more data from the information. An item evaluation module(250) computes evaluation results for the one or more real estate positions from the generated data. [Reference numerals] (101) Web server; (210) Cell index generating module; (220) Datum generating module; (221) Peripheral information datum generating unit; (222) Traffic information datum generating unit; (223) Floating population datum generating unit; (224) Other datum generating unit; (230) Evaluation image generating module; (240) Real estate product searching module; (250) Item evaluation module; (260) Total evaluation calculation module; (271) Map original information; (272) Traffic information; (273) Floating population information; (274) Public institution collecting information; (275) Real estate product information; (276) Weight information; (277) Real estate product evaluation information; (AA) Real estate product for residence; (BB) Real estate product for shopping; (CC) Real estate product for land

Description

SYSTEM, METHOD AND COMPUTER READABLE RECORDING MEDIUM FOR PROVIDING AN ANALYSIS SERVICE ABOUT LOCATION REQUIREMENTS AND TRADE AREA ACCORDING TO TYPES OF REAL PROPERTY}

The present invention relates to a system, method, and computer-readable recording medium for location and commercial rights analysis service for each type of real estate object, and more specifically, to a real estate object that provides a rating and analysis of the location and commercial rights according to the property type. A type-specific location and business analysis service system, method, and computer-readable recording medium.

In general, the Internet is an open network configured to freely connect and use a common protocol called TCP / IP to a remote computer to be accessed anywhere in the world and to anyone. It is an open network that not only transmits basic character information but also develops compression technology, And various services such as e-mail, file transfer, and World Wide Web (WWW), which are used for delivering the service, can be used.

As the use of the Internet has rapidly increased in Korea and the world, the importance of the Internet has been rapidly increasing as a strategic tool for improving efficiency and productivity throughout the existing industries. As a result, new business opportunities through the Internet have been continuously created , And the number of Internet service providers is also increasing.

Recently, websites that provide a variety of real estate-related information using such Internet technologies have been introduced. Various real estate information is provided in the real estate information providing menu of a general real estate site or portal site. For example, various kinds of information related to real estate are provided, such as real estate price information, property information, market price change information, surrounding area information, and location information on an electronic map.

On the other hand, Korean Patent Application Publication No. 10-2006-0010450 "Real Estate Sales and Yield Evaluation System (Kim Hyun Sook)" (Document 1) includes real estate sales and yield evaluation that objectively evaluates the sale and real estate value of the property sales The system is disclosed. Document 1 provides basic information on real estate for each type of property and finds the property significantly lower than the lower price based on the current lower limit. In addition, it evaluates the mall value of the return on investment by calculating the yield by calculating the deposit and the monthly rent against the sale price or the sale price for an arbitrary mall.

In addition, Korean Patent Laid-Open Publication No. 10-2010-0086386 "Method of comprehensive analysis of real estate using address information (Jeondongyang)" (document 2) discloses a real estate comprehensive analysis method using address information, and the address (material number) ), A comprehensive analysis report including information on real estate items, related photos, register rights analysis, land use plan information, real estate policy information, neighborhood property analysis, incidental cost information when transferring ownership, and loan environment analysis information. Create and provide it to the user in real time, you can check at a glance without a separate click.

On the other hand, since these conventional real estate information providing and analysis sites show only pieces of information collected in relation to the real estate for sale, it is almost impossible for a non-specialist individual to access or analyze information related to the location or commercial rights of the property. Do. In other words, it is difficult to judge how excellent the location conditions of the property are as a residence with only one-dimensional information provided from general real estate specialized sites, and it is difficult to objectively compare the location and commercial rights between the properties because only fragmentary information is provided. There is this.

Therefore, there is a need for providing objective and standardized information on the location or commercial rights of each real estate object in real estate objects such as residential areas, commercial areas, and land.

[Patent 1] Korea Patent Publication 10-2006-0010450 Real Estate Sales and Yield Evaluation System (Kim Hyun Sook) 2006.2.2 [Document 2] Korean Patent Publication No. 10-2010-0086386 A comprehensive analysis method of real estate using address information (Jeondongyang) 2010.7.30

An object of the present invention is to provide a service system and method for location and business analysis by type of real estate goods which classify real estate goods into residential areas, commercial areas and lands according to types, and grade and analyze the results of the location conditions for each type. Is in.

In addition, another object of the present invention is to classify real estate goods into residential areas, commercial areas, and lands according to types, and to calculate itemized evaluation results and comprehensive evaluation results based on datum information generated from various collected information. To provide a location and commercial analysis service system and method for each property type

In addition, another object of the present invention is to analyze the location and commercial rights of each type of real estate goods to provide a different image according to the result value in order to visually easily check the evaluation results for each item of the location conditions calculated for each real estate object To provide a service system and method.

In order to achieve the above-described object of the present invention and to achieve the specific effects of the present invention described below, the characteristic structure of the present invention is as follows.

According to an aspect of the present invention, a system for providing location and commercial area analysis service for each type of real estate object, the system comprising: a database server storing map data information including location information and metadata for each building and at least one real estate location related information; A cell index generation module for dividing the entire map area into cells of a predetermined size in the map data information and assigning an index to each of the divided cells; A datum generation module for extracting data necessary for analyzing location conditions for each type of real estate object from the map data information and real estate location related information, and generating at least one datum by mapping the generated cell with the generated cell; And an item-specific evaluation module for calculating an evaluation result for at least one item related to location conditions for each real estate item from the generated datum.

According to another aspect of the present invention, in the method for providing a location and commercial area analysis service for each type of real estate object, which is performed by a real estate analysis server, the entire map area is divided into cells of a predetermined specific size in the map data information. A cell index generation step of assigning an index to each cell; A datum generation step of extracting data necessary for analysis of location conditions for each type of real estate object from the map data information and the real estate location related information and mapping the generated cell to at least one datum; And an item-specific evaluation result calculating step of calculating an evaluation result for at least one item related to location conditions for each real estate item from the generated datum. On the other hand, the information for receiving the location and commercial business analysis service by type of the real estate may be stored in a recording medium that can be read by a server computer. Such recording media includes all kinds of recording media on which programs and data are stored so that they can be read by a computer system. Examples include Read Only Memory (ROM), Random Access Memory (RAM), Compact Disk (CD), Digital Video Disk (DVD) -ROM, Magnetic Tape, Floppy Disk, Optical Data Storage, etc. It also includes implementations in the form of (eg, transmission over the Internet). In addition, these recording media can be distributed over network coupled computer systems so that the computer readable code is stored and executed in a distributed fashion.

As described above, according to the present invention, it is possible to provide various information of higher quality about the target real estate for sale by standardizing and generalizing information on location and commercial rights which are difficult for an individual to analyze due to the characteristics of real estate services based on specific data. It has an effect.

In addition, the seller registered the real estate for sale according to the present invention has an effect that can further show a premium that the location conditions are excellent for the real estate goods registered by the buyer, the buyer at a glance to the objective and standardized information Because it can be confirmed, it is possible to select a more accurate real estate for sale.

1 is a view showing a system for providing location and commercial rights analysis service for each type of real estate according to the present invention.
2 is a diagram illustrating a detailed structure of a service server according to an embodiment of the present invention.
Figure 3 is a flow chart showing the location and commercial rights analysis procedure for each type of real estate according to an embodiment of the present invention.
4 is a flowchart illustrating a datum generation procedure for real estate valuation according to an embodiment of the present invention.
5 is a flowchart illustrating a procedure for searching for real estate for sale by selecting a location condition according to an embodiment of the present invention.
FIG. 6 is a diagram illustrating a property search result screen reflecting a location condition according to an exemplary embodiment of the present invention. FIG.
7 is a view showing a location analysis result screen for a residential type according to an embodiment of the present invention.
FIG. 8 is a diagram illustrating a location analysis result screen for a shopping mall according to an embodiment of the present invention. FIG.
9 is a view showing a location analysis result screen for land-type for sale according to an embodiment of the present invention.
10A and 10B are diagrams illustrating a cell division concept according to an embodiment of the present invention.

DETAILED DESCRIPTION The following detailed description of the invention refers to the accompanying drawings that show, by way of illustration, specific embodiments in which the invention may be practiced. These embodiments are described in sufficient detail to enable those skilled in the art to practice the invention. It should be understood that the various embodiments of the present invention are different, but need not be mutually exclusive. For example, certain features, structures, and characteristics described herein may be implemented in other embodiments without departing from the spirit and scope of the invention in connection with an embodiment. It is also to be understood that the position or arrangement of the individual components within each disclosed embodiment may be varied without departing from the spirit and scope of the invention. Accordingly, the following detailed description is not to be taken in a limiting sense, and the scope of the present invention is defined only by the appended claims, along with the full range of equivalents to which such claims are entitled. In the drawings, like reference numerals refer to the same or similar functions throughout the several views.

The present invention categorizes real estate objects into residential areas (apartments, houses, etc.), commercial areas (shops, residential complexes, etc.), and lands, and sets evaluation items related to location conditions or commercial rights according to each need, Therefore, we propose a system and method for providing location and commercial analysis services for each type of real estate products that provide automated results of analysis for each real estate object.

In this case, according to an embodiment of the present invention, the analysis result may be provided by being numerically provided, and preferably, it may be provided by being graded. In the present invention described below, the graded description is provided as an example, but is not limited thereto. In addition, the evaluation result and the comprehensive evaluation result for the detailed items for each location condition may be calculated and provided separately. In addition, it is possible to provide a different image according to the result value in order to visually easily check the evaluation results for the detailed items.

On the other hand, the term 'datum' used in the specification of the present invention is a broad meaning including all information that can be used for the location conditions or commercial business analysis and evaluation of the real estate according to the type of sale in the present invention, real estate analysis and evaluation Various collected information needed for extracting is generated and generated by mapping with generated cells. For example, extracting data such as the location, size, and use of a building existing at a location from any detailed location and basic metadata included in the map raw data, mapping the cell with the location location, and storing the data as a surrounding datum, This can be used for location or commercial analysis.

Hereinafter, preferred embodiments of the present invention will be described in detail with reference to the accompanying drawings, so that those skilled in the art can easily carry out the present invention.

Concept of real estate location and commercial rights analysis

As described above, in the present invention, a datum is generated by extracting various collected information necessary for analysis and evaluation of location conditions or commercial rights for each real estate item, and type of real estate for sale (eg, residential area, commercial area, land, etc.). Provide meaningful indicator data and services to buyers and sellers by automatically evaluating and rating trade or location conditions based on the datums.

In this case, the user may search the property by setting a location condition or a commercial area using the analyzed result according to an embodiment of the present invention, and may easily check the detailed analysis result of the specific property.

For example, if a customer A, who wants to purchase an apartment near Bundang-gu, Jeongja-dong, is a family of 30's and 4's with 5 and 7 years old children, and wants to find a property in consideration of the surrounding school or facilities, according to an embodiment of the present invention. It is possible to easily obtain a desired analysis result by confirming the list of items according to the specific location conditions set with. That is, since the customer A is interested in the surrounding school suitable for the children's age, as shown in FIG. 6, the elementary school is close and the busiest place is preferred. By selecting and searching based on this, the filtered desired item can be searched.

In addition, as another example, a customer B who is interested in a regular apartment in Jeongja-dong, Bundang-gu, can perform a more accurate sale analysis by checking the detailed information of the location conditions for reviewing the property. That is, as shown in FIG. 7, the ratings of the location conditions based on the proximity and scale data of the a, apartment, property, education facility, hate facility, public facility, transportation facility, floating population pattern, etc. For example, by providing A to F), the customer B can be effectively used to objectively determine the location conditions for the apartment and to confirm the sale.

In more detail, the present invention can classify real estate into residential areas (apartments, houses), commercial areas (shops, residential complexes), and lands, and provide analysis results for location conditions and commercial rights suitable for each characteristic. .

First, in the case of a residential area, for example, each item may be analyzed using datums and given a comprehensive score or grade (grades A to F) based on the results.

1. Nearby Schools / Public Offices

2. Mart / mall information

3. Nearby Traffic Information (Bus Stop / Subway)

4. Proximity to neighboring main roads (3 lanes or more national highway, highway)

5. Proximity to surrounding hate facilities (incinerators, funeral homes, etc.) and noise generating facilities

6. National Geographic Information Institute (Criminal Information, etc.-GIS is mapped)

Here, the above-mentioned items are only one embodiment, and if there are more items necessary for the location analysis of the residential area, or any of the above-mentioned items are no longer necessary for the location analysis of the residential area, they are added, changed or deleted. Can be.

In addition, in the case of a commercial area, for example, each item may be analyzed using datums and given a comprehensive score or grade (grades A to F) based on the results.

1. Subway population data that can be provided by subway construction

2. floating population pattern information based on GPS device (eg, smartphone) information

3. Commercial data information that can be provided by the National Geographic Institute

4. Floating population information that can be analyzed based on information about nearby major facilities and surrounding buildings.

5. The distribution of major facilities around the major shopping malls or facilities (eg, 10 Korean restaurants, 20 clothing stores, etc.)

In the analysis of the location or commercial area of the commercial area, the above-mentioned items are also only an embodiment as mentioned in the residential area.

Finally, in the case of land, as an example, each item may be analyzed using datums and given a comprehensive score or grade (grades A to F) based on the results.

1. Whether roads exist within a certain distance from the land concerned

2. Information on schools, government offices and convenience facilities within a certain distance from the land concerned

3. Characteristic information around the land (information that can be analyzed based on GIS data such as a lot of farmland, a lot of malls, and a lot of houses)

4. The distance from the land to the subway / bus station.

In the analysis of the location conditions of the land, the above-mentioned items are also only one embodiment as mentioned in the residential and commercial areas.

According to an embodiment of the present invention, based on the analysis information for each item, commercial and location analysis summary information and corresponding grades of the corresponding real estate items may be displayed in an image for easy understanding.

Hereinafter, a system and server configuration according to the present invention will be described in detail with reference to FIGS. 1 and 2.

Complete system configuration

1 is a view showing a system for providing location and commercial rights analysis service for each type of real estate according to the present invention.

As shown in FIG. 1, in accordance with an embodiment of the present invention, each user has a service server 100 through a communication network 120 in his or her user terminal (eg, PC, smartphone, laptop, etc.) 140. By accessing, you can receive various services related to real estate location and business analysis. In this case, the service server 100 may be composed of a web server 101, a real estate analysis server 102, a database server 103, and the like.

First, the communication network 120 may be configured regardless of communication modes such as wired and wireless, and may include a personal area network (PAN), a local area network (LAN), and a metropolitan network (MAN; Metropolitan). It may be configured with various communication networks such as an area network (WAN), a wide area network (WAN). In addition, the communication network 120 may be a well-known World Wide Web (WWW), and may use a wireless transmission technology used for short-range communication such as infrared (Infrared Data Assosiation) or Bluetooth (Bluetooth). It may be.

Meanwhile, according to an exemplary embodiment of the present invention, the real estate analysis server 102 automatically performs location and commercial analysis according to the type of real estate object, and various data related thereto are stored in the database server 103. The analyzed result is provided to each user terminal 140 connected through the web server 101. Detailed configuration and function of the real estate analysis server 102 will be described later in the description of FIG.

The web server 101 provides various real estate related information according to the present invention through a web page, and each user accesses the web server 101 through the user terminal 140 and sells each item through the provided web page. You can search for or check the location requirements for the property.

Meanwhile, in FIG. 1, the web server 101, the real estate analysis server 102, and the database server 103 are configured as separate servers, but may be configured in one server according to the implementation method. It can also be configured separately on an external server.

The database server 103 according to an embodiment of the present invention, including real estate for sale information, various data collected and generated for real estate location and commercial analysis (for example, property evaluation information, map source information, traffic information, flow) Population information, public institution collection information, datum information based on them, weight information for each datum, etc.). Meanwhile, the database server 103 may include a plurality of databases as shown in FIG. 2.

Although the service server 100 has been described as including three detailed servers 101, 102, and 103 in the present embodiment, the three servers may be functionally integrated or separated from each other, and a server performing some functions is omitted. The service server 100 may be composed of one or more servers according to the present invention, and may further include a server having additional functions.

On the other hand, the user terminal 140 according to an embodiment of the present invention is a web server 101 of the service server 100 through the communication network 120 in order for the user to inquire and provide information related to the location of the real estate and commercial rights analysis Input / output function to communicate with a mobile phone, including a smartphone, as well as desktop computers, notebook computers, workstations, palmtop computers, personal digital assistants (PDAs), and web pads. As long as a digital device having a memory means and a microprocessor equipped with a computing power can be adopted as the user terminal 140 according to the present invention.

In addition, the service server 100 may be provided with various related data necessary for the analysis of real estate for sale according to the present invention periodically or aperiodically in conjunction with the transportation institution server 110 and the public institution server 130.

Service server

2 is a diagram illustrating a detailed structure of a service server according to an embodiment of the present invention. According to an embodiment of the present invention, the real estate analysis server 102 of the service server 100 is a cell index generation module 210, datum generation module 220, evaluation image generation module 230, property search module 240 ), The evaluation module 250 for each item, the comprehensive evaluation calculation module 260, and the like. In addition, the database server 103 which stores and transmits various data in association with this is the map source information database 271, the traffic information database 272, the floating population information database 273, and the public institution collection information database 274. , Sale information database 275, weight information database 276, sale evaluation information database 277, and the like.

As illustrated in FIGS. 10A and 10B, the cell index generation module 210 performs a function of assigning an index by dividing the whole country into virtual cells having a predetermined size in map information stored in the map source information database 271. For example, it is possible to divide the whole country into virtual cells starting from the virtual 0,0 point and the southmost rightmost latitude (32.907935, 132.85631) in Korea, and assigning a virtual index to each cell. At this time, the index granting scheme can be given as a single string such as 'Zdfda31ADSFD' so that the inference can be performed based on the cell, such as 1m, 5m, 10m, 30m, 100m, 500m and 1km. In this way, each region on the map is divided into cells to perform real estate location and business analysis through datum.

10A illustrates an example of dividing a cell into 100 km units, and an area displayed on a map means a cell of (0, 0). FIG. 10B illustrates an example of dividing the cells into 20m units, and the regions displayed on the map mean cells of (12321 and 22299).

The datum generation module 220 generates various datums based on the cells generated by the cell index generation module 210 described above to analyze the items for each location condition for the commercial rights analysis on the real estate for sale according to the present invention. Perform the function. Accordingly, the datum generation module 220 may be configured of a peripheral information datum generator 221, a traffic information datum generator 222, a floating population datum generator 223, other datum generator 224, and the like. In addition, other datum generators may be added or deleted according to the addition or deletion of the evaluation item, or the functions of the existing data generators may be changed according to the change of the evaluation method.

First, the surrounding information datum generation unit 221 is a peripheral area necessary for analyzing the location conditions or commercial rights of a specific residential area, commercial area or land such as buildings, land use status, facilities, etc. from the map raw data stored in the map source information database 271. Extracts information and maps it with the cell where the surrounding information is located to generate the surrounding information datum. Since the map raw data is generally configured and stored in the form of 'Shape', 'XML', etc., the map raw data includes detailed location and basic metadata of most regions of Korea. Accordingly, the following data may be extracted from the map degree data, but the present invention is not limited thereto.

Building location (latitude and longitude coordinates, city-gun-gu-eup-myeon-dong)

-Building size: size (floor area) + height (floor)

-Building use: Commercial facilities, residential facilities, public facilities, major industry information (eg funeral homes, hospitals, schools, etc.)

The extracted data may be mapped to a cell corresponding to the location where the data is extracted to generate a peripheral information datum. For example, the building location may be mapped to a cell having a unit of 1 m 2.

In addition to the information, the peripheral information datum may further include data based on a main purpose or other GIS (Geographic Information System) of cells located within a maximum of 1 km surrounding each cell.

The traffic information datum generation unit 222 extracts the longitude and latitude information on major traffic convenience facilities through the map original data stored in the map original information database 271 and the traffic data stored in the traffic information database 272. The traffic information datum is generated by mapping with the cell where the traffic facilities are located. As an example of the facilities for transportation, the following information may be included, but is not necessarily limited thereto.

-Location of bus stop

-Location of intercity bus terminal

-Location of express bus terminal

-Subway station location and exit location

The traffic information datum may further include other Geographic Information System (GIS) based data in addition to the information.

The floating population datum generation unit 223 extracts a floating population through various floating demographic information stored in the floating population information database 273, and generates a floating population datum by mapping the floating population to a cell related to the floating population. In addition, by analyzing the pattern of the floating population may be generated by further comprising a floating population pattern datum. For example, extracting the floating population of the subway by using the floating demographic information of the monthly / daily subway history provided by Seoul Metro, Seoul Metropolitan Subway Corporation, Busan Subway Corporation, etc., the subway location information stored in the traffic information database 272 and the corresponding You can map with cells to create floating population datums. Accordingly, examples of the generated floating population datum and the floating population pattern datum are as follows, but are not necessarily limited thereto.

-Daily / monthly statistics of moving population by subway history

-Weekly Population Pattern Statistics by Subway History

-Floating population day / month / weekly statistics by subway line

Meanwhile, the floating population datum and the floating population pattern datum may further include other Geographic Information System (GIS) based data in addition to the information.

The other datum generator 224 extracts related data through various types of information stored in the public institution collection information database 274 and maps it with the corresponding cell to generate other datums. For example, the National Geographical Authority / National Bureau of Statistics crime GIS data, various data that can be collected from public institutions such as labor and welfare, and maps with cells that can be related to city-gun-gu-eup, myeon, dong, and store them, Various datums may be generated by extracting various information that may be used for location analysis of real estate items, but are not necessarily limited thereto.

-Frequency and level of crime occurrence by administrative district

-Satisfaction with residential area by administrative district

-Statistics Korea, National Geographical Institute commercial / emergency statistical data

The other datum may further include other Geographic Information System (GIS) based data in addition to the information.

As such, when datums are generated in the datum generators of the datum generation module 220, the generated datum information may be stored in a separate database (not shown), and the generated datum information is a cell having a predetermined size. And surrounding information, traffic information, floating population information, and other information mapped thereto. Subsequently, the item evaluation module 250 performs an evaluation of each location analysis item from one or more datums set for each type of property.

On the other hand, the property information database 275 stores a variety of registered real estate for sale information, each real estate for sale according to an embodiment of the present invention may be classified into residential for sale, mall for sale, land for sale and the like.

Therefore, in the item-specific evaluation module 250, when the analysis target real estate for sale is a residential type, as described above, from each datum generated in the datum generation module 220, for example, surrounding school / government office information, Neighboring Mart / Shopping Information, Neighboring Traffic Information (Bus Stop / Subway), Neighboring Major Roads (Highway over 3 Lanes, Highway), Neighboring Neighboring Facilities (Incinerator, Funeral Home, etc.) The Geographic Information Institute may evaluate the information using additional data, such as information, but is not limited thereto.

For example, among the above-described location conditions, the neighboring school / office information, the surrounding mart / shop information, the proximity to the surrounding hate facility and the noise generating facility may be analyzed from the surrounding information datum, and the surrounding traffic information and the surrounding major information. Proximity information with the road can be analyzed from the traffic information datum. In addition, GSI supplemental data can be analyzed from other datums.

On the other hand, when the analysis target real estate for sale is a mall type, as described above from each of the datums generated in the datum generation module 220, for example, subway population population data, floating population pattern according to the GPS device information, It can be evaluated using the National Geographical Institute's commercial data, the size of surrounding major facilities and surrounding buildings, and the distribution of surrounding major facilities, but is not necessarily limited thereto.

For example, the floating population pattern according to the subway floating population data and the GPS device information among the above-described location conditions may be analyzed from the floating population datum and the floating population pattern datum, and the National Geographic Information Institute data may be analyzed from other datums. In addition, the surrounding major facilities and surrounding building size, and the distribution of the surrounding major facilities can be analyzed from the surrounding information datum.

In addition, when the analysis target real estate for sale is a land-type for sale, as described above, from each datum generated in the datum generation module 220, for example, whether there is a road around the land, the school / public office around the land It can be assessed using information on convenience facilities, the characteristics of the surrounding land (a lot of farmland, a lot of malls, a lot of houses, etc.), and the distance from the subway station / bus stop.

For example, the presence or absence of roads and distances from subway stations and bus stops around the land may be analyzed from the traffic information datum, and the information of schools, public offices, and convenience facilities around the land and the characteristics of the land may be analyzed. It can be analyzed from the ambient information datum.

Evaluation methods for each evaluation item from the datums can be variously implemented. Basically, the proximity and size of each real estate for sale and each datum are numerically evaluated. For example, a distance evaluation value between the datum and the property (e.g., a method of assigning a predetermined value when an elementary school exists among surrounding information datums within 500m of the property), and the frequency of exposure of the datum (e.g., within 1km of the property) A method of assigning a predetermined value in proportion to the number of bus stops and subway stations in the traffic information datum, and the weight of importance of the datum (for example, an elementary school among the informational datums that applies a higher weight to the evaluation value than the university) Etc.), and the calculation results are calculated by calculating the datum size (size) evaluation value and the like as basic information to derive an average grade.

As such, when the evaluation of each location condition item for each item type is completed in the item-specific evaluation module 250, the evaluation result is a grade (A to F) that can be stored numerically and classified into a predetermined value. Convert it and store it in the database. In addition, the evaluation result for each item is provided to the comprehensive evaluation calculation module 260, and the comprehensive evaluation calculation module 260 calculates a comprehensive evaluation result by combining the evaluation results for each item. In this case, a comprehensive evaluation result may be calculated by additionally reflecting the weight information stored in the weight information database 276 for each evaluation item. In addition, according to an embodiment of the present invention, the log operation is performed inside the system to normalize to converge to a maximum of 1 to increase the precision of the data and to flexibly assign the weight to the items having higher importance for each type. A comprehensive assessment may be made to reflect much. For example, when a logarithm operation is performed on the residential property analysis result of the property A, it is calculated as 0.78999111, and when the evaluation result is sorted, it may be determined to be the highest and may be assigned a grade A. A more specific embodiment of the type-specific analysis will be described later.

In this manner, the calculated item-specific evaluation information and the comprehensive item evaluation information for each item are stored in the property evaluation information database 277.

When the listing search module 240 is requested for a listing from the user terminal 140 through the web server 101, the listing search module 240 searches for the listing by referring to the evaluation result information stored in the listing evaluation information database 277. do. For example, as shown in FIG. 6, when the user selects each item for a location condition and requests a search, the property search module 240 evaluates the property based on the evaluation result information on the selected items according to the request. The information is retrieved from the database 277 and provided to the user terminal 140 through the web server 101. In this case, the search result may be implemented such that the items having a high evaluation result for the selected location condition are displayed on the upper side.

In addition, when a specific property is selected from the search result or a specific property is selected through another search, the property search module 240 searches for various types of information about the property stored in the property information database 275 and FIG. 7. 9 to the user terminal 140 as shown in FIG.

In this case, when the location evaluation area is selected as shown in FIGS. 7 to 9, the evaluation result for each item may be generated and displayed as an image through the evaluation image generation module 230. For example, by increasing the size of a figure image having a certain shape as a higher value or grade is obtained from a specific item, the user can grasp the evaluation result of the location condition visually.

Hereinafter, the service procedure according to the present invention will be described in detail with reference to FIGS. 3 to 5.

Full analysis procedure

Figure 3 is a flow chart showing the location and commercial rights analysis procedure for each type of real estate according to an embodiment of the present invention.

Referring to FIG. 3, according to an exemplary embodiment of the present invention, each area of the map is divided into cells and a virtual index is assigned (S301). That is, as illustrated in FIGS. 10A and 10B, the cell index generation module 210 divides the nation into virtual cells having a specific size and assigns an index from the map information stored in the map original information database 271. Thereafter, as described above, various types of information are extracted from the map data and the collected data and mapped with the previously generated cells to generate datum information and store in the database (S302).

Next, each property to be analyzed for analysis is classified into a residential type, a mall type, a land type, etc. according to the article type, and the datums necessary for the analysis or evaluation of the location analysis are extracted from the datums generated by the article type (S303). . At this time, the evaluation rating for each evaluation item for each item is calculated using the extracted datum (S304). Finally, a comprehensive evaluation grade for the property is calculated from the calculated evaluation results for each evaluation item (S305).

Datum  Creation procedure

4 is a flowchart illustrating a datum generation procedure for real estate valuation according to an embodiment of the present invention.

Referring to FIG. 4, in order to generate datum information in step S302 of FIG. 3, various datums are extracted from various collected data and mapped to cells to generate respective datum information.

That is, building related information and cell usage information are extracted from the location information and the metadata of the map originality data (S401). In addition, location information on the traffic convenience facilities is extracted from the map originality data and the traffic data (S402), and subway floating population information is extracted from the historical demographic information collected from the transportation agency (S403). In addition, the basic information of the datum is extracted from the information collected from other public institutions (S404). Finally, each datum information generation is completed by mapping each extracted information with the cell which is the location information (S405).

Service implementation example

5 is a flowchart illustrating a procedure for searching for real estate for sale by selecting a location condition according to an embodiment of the present invention. Referring to FIG. 5, a user accesses a service server (ie, a web server) of an operator and selects a type of property (S501), as shown in FIG. 6, and displays location conditions according to the type of property (S502). do. In this case, according to an embodiment of the present invention, when the type of the property selected by the user is a residential type such as an apartment, any one or more of the selection items of the location conditions corresponding to the residential type may be provided at the bottom. . Similarly, when the type of the selected item is a mall type or land type, the selection items of location conditions according to the respective types of items may be provided.

When the selection of the location conditions is completed, an evaluation for each item is calculated based on the selected location condition as described above (S504), and a list of items for sale is displayed as shown in FIG. 6 according to the evaluation result (S505). . At this time, the evaluation results may be displayed sequentially in ascending order.

On the other hand, if a specific item is selected from the list of items displayed as the search result (S506), as shown in Figures 7 to 9 various detailed information related to the real estate of the property is displayed (S507). In this case, when selecting an image view of the location evaluation portion (S508), as shown in the results for each evaluation item is displayed as an image (S509).

Example of For Sale by Property Type

The details described below are not necessarily limited to the conditions and criteria described below as specific examples of the property analysis for each type of property for analyzing the location conditions or the commercial rights for each datum for each of the residential type, the commercial type, and the land type. It will be appreciated that those skilled in the art may apply and use various criteria and methods.

-Example of Residential Sale

When the latitude and longitude coordinates of the residential type of the object to be analyzed are extracted, location and commercial area analysis at the corresponding position is performed. If the object to be analyzed is a residential property, an analysis may be performed on ambient information datums such as hate facilities, nearby marts, elementary / junior high schools, traffic information datums such as bus stops, subway stations, and other datums such as crime data. have.

For example, the hate system applies size, distance, and weight, and if the hate system is hateful and is within 500m, it is A grade, hateful. Can be evaluated In addition, the surrounding mart is applied to the size (large, medium, small), distance and weight, and is a small mart (super) and less than 100m B class, large mart and located 10km outside, F-class, medium mart and within 2km Can be evaluated as B grade. In addition, the elementary / junior high school is applied to the distance and weight, and if the distance from the property is within a certain distance considerably close to A grade, as the distance can be evaluated from the B grade to F grade. At this time, considering the evaluation value for each school in addition to the distance, even if the distance is somewhat far, it is possible to give a high grade to the school with a high evaluation result.

Crime data uses distances and weights, and can be given a higher rating as crime occurs less frequently and farther away. Bus stops and subway stations apply distances, numbers and weights, and the closer the number of stops and the higher the number, the higher the rating.

On the other hand, the weight applied to each item is given according to the importance of each datum.

-Example of storefront sale analysis

When the latitude and longitude coordinates of the mall-type for-sale item are extracted, location and commercial area analysis at the corresponding position is performed. When the target object for analysis is a mall-type property, an analysis may be performed on neighboring information datums such as neighboring buildings, nearby marts, floating population datums such as subway floating populations, cell-based floating populations, and other datums such as hate facilities. .

For example, the hate system applies size, distance, and weight, and if the hate system is hateful and is within 500m, it is A grade, hateful. Can be evaluated In addition, the surrounding mart is applied to the size (large, medium, small), distance and weight, and is a small mart (super) and less than 100m B class, large mart and located 10km outside, F-class, medium mart and within 2km Can be evaluated as B grade. In addition, the subway floating population is applied to the size, distance and weight, and the more the subway daily floating population, the closer it can be given a high grade. In addition, adjacent buildings apply size (area), height (floor), distance, number, and weight, and the larger the total area of adjacent buildings, the closer, the higher the rating can be given. In addition, the cell-by-cell flow population applies size and weight, and the larger the size of the cell-by-cell flow population and the more adjacent cells, the higher the rating can be.

On the other hand, the weight applied to each item is similarly given according to the importance of each datum.

-Example of Land Type Property Analysis

When the latitude and longitude coordinates of the land-type property, which is the object to be analyzed, are extracted, location and commercial area analysis at the corresponding position is performed. When the object to be analyzed is a land-type property, land use in adjacent areas, datum information datums such as adjacent buildings, traffic information datums such as neighboring roads, floating population datums such as cell-based floating populations, and other datums such as hate facilities Analysis can be performed.

For example, the hate system applies size, distance, and weight, and if the hate system is hateful and is within 500m, it is A grade, hateful. Can be evaluated In addition, the surrounding road is applied to the size (weighting according to 1, 2, 3 lanes, etc.), the distance and the weight, and the closer the multi-lane road, the higher the rating, the closer the road weight is reflected larger. In addition, the land use of the adjacent area is applied to the nature, distance, and weight of the land use, and the grade is assigned according to whether the adjacent area is farmland, residential area, or commercial / business area. In addition, adjacent buildings apply size (area), height (floor), distance, number, and weight, and the larger the total area of adjacent buildings, the closer, the higher the rating can be given. In addition, the cell-by-cell flow population applies size and weight, and the larger the size of the cell-by-cell flow population and the more adjacent cells, the higher the rating can be.

On the other hand, the weight applied to each item is similarly given according to the importance of each datum.

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 in a computer-readable medium. The computer readable medium may include program instructions, data files, data structures, etc. alone or in combination. The program instructions recorded on the medium may be those specially designed and constructed for the present invention or may be available to those skilled in the art of computer software. Examples of the computer-readable recording medium include magnetic media such as a hard disk, a floppy disk, and a magnetic tape; optical media such as CD-ROM and DVD; magnetic recording media such as a floppy disk; Includes hardware devices specifically configured to store and perform program instructions such as megneto-optical media and ROM, RAM, flash memory, and the like. Examples of program instructions include not only machine code generated by a compiler, but also high-level language code that can be executed by a computer using an interpreter or the like. The hardware devices described above may be configured to operate as one or more software modules to perform the operations of the present invention, and vice versa.

In the present invention as described above has been described by the specific embodiments, such as specific components and limited embodiments and drawings, but this is provided to help a more general understanding of the present invention, the present invention is not limited to the above embodiments. For those skilled in the art, various modifications and variations are possible from these descriptions.

Accordingly, the spirit of the present invention should not be construed as being limited to the embodiments described, and all of the equivalents or equivalents of the claims, as well as the following claims, belong to the scope of the present invention .

100: service server 101: web server
102: Real Estate Analysis Server 103: Database Server
110: transportation agency server 120: communication network
130: public institution server 140: user terminal
210: cell index generation module 220: datum generation module
221: surrounding information datum generator 222: traffic information datum generator
223: floating population datum generator 224: other datum generator
230: evaluation image generation module 240: property search module
250: evaluation module for each item 260: comprehensive evaluation calculation module
271: Map source information database
272: Traffic Information Database
273: floating population information database
274: Public Institution Collecting Information Database
275: Property Information Database
276: Weight Information Database
277: Property Evaluation Information Database

Claims (30)

In the location and commercial business analysis service providing system for each type of property,
A database server storing map data information including location information and meta data of each building and at least one property location related information;
A cell index generation module for dividing the entire map area into cells of a predetermined size in the map data information and assigning an index to each of the divided cells;
A datum generation module for extracting data necessary for analyzing location conditions for each type of real estate object from the map data information and real estate location related information, and generating at least one datum by mapping the generated cell with the generated cell; And
And an item-specific evaluation module for calculating an evaluation result for at least one item related to location conditions for each real estate item from the generated datum.
The method according to claim 1, wherein the type of real estate goods,
The system is any one selected from among residential, mall, and land.
The method according to claim 1, wherein the real estate location related information,
A system comprising at least one of traffic data, floating population data, floating population pattern data, crime data, labor related data, and welfare related data.
The method according to claim 1, wherein the datum,
A system that is an ambient information datum comprising at least one of the location of the building, the size of the building including the area and height of the building, and the purpose of the building.
The method of claim 1, wherein the datum information,
A traffic information datum-in system comprising at least one of a bus stop location, an intercity bus terminal location, a highway bus terminal location, a subway station location, and a subway station exit location.
The method of claim 1, wherein the datum information,
A system that is a floating population datum or a floating population pattern datum comprising at least one of daily and monthly population statistics, subway history, and daily population statistics.
The property of claim 2, wherein the type of property is a residential property,
The item related to the location condition includes at least one of a distance from a school, a mart size and a distance, a size and a distance of a hateful facility, a floating population pattern, a traffic facility, a frequency of crime occurrence, and a distance.
The method of claim 2, wherein when the type of the real estate item is a commercial item,
The items related to the location conditions include at least one of the size and height of the adjacent building, the distance from the public office, the size and distance of the hate facility, the flow population pattern, the traffic facility, the mart size and the distance, and the size of the cell population. System.
The property according to claim 2, wherein the type of property is a land type sale.
Items related to the above location conditions include distance from adjacent roads, mart size and distance, size and distance of hate facilities, floating population patterns, traffic facilities, size and distance of adjacent buildings, land use characteristics of adjacent areas, and cell-by-cell flow populations. At least any one of the size of the system.
The method according to claim 1, wherein the item-specific evaluation module,
A system for displaying the evaluation results for each of the items as a rating.
The system of claim 1,
And a comprehensive evaluation calculation module configured to calculate a comprehensive evaluation result by synthesizing the evaluation results for each item of the calculated real estate items.
The method according to claim 11, The comprehensive evaluation calculation module,
A system for displaying the result of the comprehensive evaluation as a grade.
The system of claim 1,
A property search module that receives at least one item selection information selected from items related to the location condition from a user terminal, retrieves an evaluation result of the selected item, and provides the user terminal with a list of real estate for sale corresponding to the condition; More including the system.
The method of claim 13, wherein the property search module,
Receiving selected real estate for sale information of each real estate item from the user terminal, and further provides to the user terminal an evaluation result for at least one item related to the location conditions for the selected real estate for sale.
The system of claim 1,
And an evaluation image generation module for generating the calculated evaluation results for each item as figure images having different sizes according to the evaluation results.
In the location and commercial business analysis service providing method for each type of real estate goods performed by a real estate analysis server,
A cell index generation step of dividing the entire map area into predetermined cells of a predetermined size in map data information and assigning an index to each of the divided cells;
A datum generation step of extracting data necessary for analysis of location conditions for each type of real estate object from the map data information and the real estate location related information and mapping the generated cell to at least one datum; And
And an item-based evaluation result calculating step of calculating an evaluation result for at least one item related to location conditions for each real estate item from the generated datum.
The method of claim 16, wherein the type of real estate item is
A residential for sale, a mall for sale, or a land for sale.
The method according to claim 16, wherein the real estate location related information,
And at least one of traffic data, floating population data, floating population pattern data, crime data, labor related data, and welfare related data.
The method of claim 16, wherein the datum,
A surrounding information datum comprising at least one of a building location, a building size including a building area and height, and a building use.
The method of claim 16, wherein the datum,
A traffic information datum comprising at least one of a bus stop location, an intercity bus terminal location, a highway bus terminal location, a subway station location, and a subway station exit location.
The method of claim 16, wherein the datum,
A floating population datum or a floating population pattern datum comprising at least one of: subway population movement daily / monthly statistics, subway history railway population / day / weekly statistics, and subway line subway population daily / monthly / weekly statistics.
The property of claim 17, wherein the type of property is a residential property,
The items related to the location conditions include at least one of a distance from a school, a mart size and distance, a size and distance of a hateful facility, a floating population pattern, a traffic facility, a frequency of crime occurrence, and a distance.
18. The method of claim 17, wherein if the type of real estate property is a mall sale,
The items related to the location conditions include at least one of the size and height of the adjacent building, the distance from the public office, the size and distance of the hate facility, the flow population pattern, the traffic facility, the mart size and the distance, and the size of the cell population. How to.
18. The method of claim 17, wherein when the type of real estate item is a land type sale,
Items related to the above location conditions include distance from adjacent roads, mart size and distance, size and distance of hate facilities, floating population patterns, traffic facilities, size and distance of adjacent buildings, land use characteristics of adjacent areas, and cell-by-cell flow populations. At least any one of the size of the method.
The method according to claim 16, After the step of calculating the evaluation results for each item,
And calculating a comprehensive evaluation result by synthesizing the evaluation results for each item for each of the calculated real estate items.
The method of claim 25, wherein the evaluation result or the comprehensive evaluation result for each item is expressed by a grade.
The method of claim 16, wherein the method is
Receiving at least one item selection information selected from items related to the location condition from a user terminal, searching for an evaluation result of the selected item, and providing the user terminal with a list of real estate for sale corresponding to the condition; Method for providing location and commercial rights analysis service for each type of real estate object comprising a.
The method of claim 16, wherein the method is
And generating the calculated evaluation results for each item as figure images having different sizes according to the evaluation results.
The method of claim 16, wherein the method is
Receiving selected real estate for sale information of each real estate item from a user terminal, and providing the user terminal with an evaluation result of at least one item related to a location condition for the selected real estate for sale.
A computer readable recording medium having recorded thereon a program for executing the method of claim 16.

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