KR20170107126A - Method for converting into securities of real estate for transactions - Google Patents

Abstract

The present invention provides a method for securitizing a real estate into a plurality of stocks to utilize the real estate such as land and buildings. Disclosed is a method for securitizing a real estate for interindividual transaction. According to an embodiment of the present invention, a method for securitizing a real estate performed in a securitizing device comprises the following steps: generating a real estate stock by dividing an object real estate into a stock unit which is a specific area unit; and generating a leaf node having stock information and owner information with respect to the real estate stock, based on a hash chain having a tree structure which uses an address of the real estate and in which a value of an upper node is changed when a value of a lower node is changed.

Description

In this paper, we propose a real estate securitization method for individual transactions.

The present invention relates to a security-enhanced real estate securitization method capable of performing inter-personal secure transactions.

Land is a property representing real estate assets and has a lot of useful value. However, it still has a good location, but many land is not used properly. Often, owners do not know how to use it, or even if they have a plan to use it, they are neglected because of insufficient funding.

Generally, it is difficult for the landlord to check the loan according to the land and the loan amount is insufficient.

In the course of conducting business using land, funds are secured through funding from a large number of investors. In general, investors can not get collateral for land.

Korean Patent Laid-Open No. 10-2014-0076981 (Published date June 23, 2014) System and method of land compensation bond transaction using Internet banking

SUMMARY OF THE INVENTION Accordingly, the present invention has been made to solve the above-mentioned problems, and it is an object of the present invention to provide a method for securitizing real estate into a plurality of stocks for real estate utilization of land, buildings, and the like.

The present invention also provides a method of real estate securitization for secure transactions between individual persons on securitized real estate stocks.

 Other objects of the present invention will become more apparent through the following preferred embodiments.

According to an aspect of the present invention, there is provided a method for securitization of real estate performed in a securitization apparatus, comprising the steps of: dividing an object real estate into security units each having a specific area unit to generate real estate stock; And generating a leaf node having stock information and owner information for the real estate stock based on a hash chain having a tree structure in which a value of an upper node is changed when a value of a lower node is changed using an address of a real estate, A method for securitization of real estate for inter-personal transactions is provided.

Here, the hash chain may be disclosed by encrypting the leaf node based on the current owner's public / private key.

Also, once the transaction for the real estate stock is completed, the leaf node may be changed so that the contents of the transaction, the current owner's public key, and the value signed by the previous owner's private key are included.

In addition, the issuance amount of the real estate stock can be determined by utilizing the land area, the total area, and the location of the target real estate.

In addition, the usage plan for the target real estate may be analyzed to determine the utilization level, and the issuance amount may be determined according to the utilization level.

Also, the method may further include allocating a profit for a predetermined period of time using the target real estate to the purchasers, wherein the dividend may be different according to a change in the official land price of the target real estate.

The method may further include setting a purchaser who purchases the real estate stock at a predetermined ratio or more among the purchasers as a major shareholder and granting the real estate use right to the major shareholder.

The method may further include the step of, when the rate of return for a predetermined period of time using the target real estate is equal to or less than a predetermined threshold rate of return, changing the user of the target real estate.

In addition, the critical return rate can be set using the location, landmark, area of the target real estate, and utilization level by analyzing the utilization plan received from the major shareholder.

According to the present invention, by securitizing real estate that is not utilized, it is possible to collect investment costs more efficiently, thereby increasing the utilization of real estate.

Further, according to the present invention, it is possible to increase the utilization of real estate by allowing the micro-investors to carry out investments in real estate by providing the concept of possessing subdivided real estate.

BRIEF DESCRIPTION OF THE DRAWINGS FIG. 1 is a schematic diagram of an overall system for a real estate securitization model according to an embodiment of the present invention; FIG.
FIG. 2 is a flow chart showing a schematic securitization process according to an embodiment of the present invention; FIG.
FIG. 3 is a flowchart illustrating a process for calculating a real estate stock issuance amount according to an embodiment of the present invention.
FIG. 4 is a flowchart illustrating a real estate use right grant process for utilizing a target real estate according to an embodiment of the present invention; FIG.
FIG. 5 is a flowchart illustrating a process of changing a real estate use right according to an embodiment of the present invention. FIG.
FIG. 6 is a flowchart illustrating a process of allocating profit by utilization of a target real estate according to an embodiment of the present invention; FIG.

While the invention is susceptible to various modifications and alternative forms, specific embodiments thereof are shown by way of example in the drawings and will herein be described in detail. It is to be understood, however, that the invention is not to be limited to the specific embodiments, but includes all modifications, equivalents, and alternatives falling within the spirit and scope of the invention.

It is to be understood that when an element is referred to as being "connected" or "connected" to another element, it may be directly connected or connected to the other element, . On the other hand, when an element is referred to as being "directly connected" or "directly connected" to another element, it should be understood that there are no other elements in between.

The terms first, second, etc. may be used to describe various components, but the components should not be limited by the terms. The terms are used only for the purpose of distinguishing one component from another. For example, terms such as a first threshold value, a second threshold value, and the like which will be described later may be previously designated with threshold values that are substantially different from each other or some of which are the same value, Because there is room, the terms such as the first and the second are to be mentioned for convenience of division.

The terminology used herein is for the purpose of describing particular embodiments only and is not intended to be limiting of the invention. The singular expressions include plural expressions unless the context clearly dictates otherwise. In this specification, the terms "comprises" or "having" and the like refer to the presence of stated features, integers, steps, operations, elements, components, or combinations thereof, But do not preclude the presence or addition of one or more other features, integers, steps, operations, elements, components, or combinations thereof.

It is to be understood that the components of the embodiments described with reference to the drawings are not limited to the embodiments and may be embodied in other embodiments without departing from the spirit of the invention. It is to be understood that although the description is omitted, multiple embodiments may be implemented again in one integrated embodiment.

DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS Reference will now be made in detail to the preferred embodiments of the present invention, examples of which are illustrated in the accompanying drawings, wherein like reference numerals refer to the like elements throughout. DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS Hereinafter, exemplary embodiments of the present invention will be described in detail with reference to the accompanying drawings. In the following description, well-known functions or constructions are not described in detail since they would obscure the invention in unnecessary detail.

1 is a block diagram schematically illustrating an overall system for a real estate securitization model according to an embodiment of the present invention.

Referring to FIG. 1, a real estate owner 10 accesses a securitization device through a communication network, and receives a securitization service for a real estate such as a land, a building, and the like.

The securitization device 50 securitizes the real estate (hereinafter referred to as the target real estate) which is the object of securitization held by the real estate owner 10. Hereinafter, the land will be mainly described as a real estate for the convenience of explanation, but it will become more apparent to those skilled in the art from the following description that the buildings can be performed in the same or similar manner. The securitization referred to in the present invention refers to dividing a target real estate into shares, for example, a 100-pyeong land divided into 1 pyeong and issued as 100 shares (hereinafter referred to as real estate stock).

When the target real estate is issued to the real estate stock by the securification device 50, it is purchased by the real estate stock buyers 30, and the real estate stock buyer 30 becomes the shareholder of the target real estate.

Hereinafter, the process of securitization in the securification device 50 and the function of the constituent part will be described in detail.

FIG. 2 is a flowchart illustrating a generalized securitization process according to an embodiment of the present invention, and FIG. 3 is a flowchart illustrating a process of calculating a real estate stock issuance amount according to an embodiment of the present invention.

The real estate authentication unit 51 of the securitization apparatus 50 performs an owner authentication process to determine whether the real estate owner intends to securitize the real estate to be securitized and whether or not the real estate owner is a legitimate owner. For example, the securitization device 50 inquires the registered portion of the target real estate, inquires whether the target real estate is in a state where the transaction is possible, and passes the owner confirmation procedure. Also, since the real estate owner accesses and processes the business through online, it is possible to further carry out individual authentication such as copying verification, authorized certificate authentication, bankbook authentication, credit card authentication, and SMS authentication.

When the authentication of the target real estate and the owner is completed, the securitization procedure for the target real estate shown in FIG. 2 is performed.

Referring to FIG. 2, the real estate stock issuing unit 53 of the securitization apparatus 50 divides the target real estate into units of securities which are area units (S10). The security unit may be a fixed value (for example, may be 1 pyeong or 1 m ^2, etc.) or it may be dynamically set according to the type (landmark), total area, location, etc. of the real estate. For example, if the target property is a land in the metropolitan area as compared to a local forest land, the target property can be securitized with a smaller security unit.

In addition, a target property can be divided into a plurality of securities units. For example, 35.2 may be divided into two securities, such as 1 m ² 35 securities, securities 0.2 m ² can be securitized as one, or 20 m ^2, 15.2 m ² if the real estate securitization in m ^2.

The real estate stock issuing unit 53 of the securitization apparatus 50 creates real estate stocks corresponding to the real estate according to the area divided by the security unit (S20), and determines the issuance amount of each real estate stock (S30).

For example, the real estate stock issuing unit 53 can determine the issuance amount using the land area, total area, location, or public land price of the target real estate. For example, a landmark may be set higher than land or forest land. In addition to assessing the value of such real estate, it is also possible to set the amount of the issuance according to the utilization plan, which plans to utilize the target property.

Referring to FIG. 3 according to an example, after performing a value evaluation (S31) based on the target real estate analysis of target real estate, area, location, etc. of the target real estate, , The issuance amount may be determined according to the evaluated value and the utilization rating (S35). According to one example, when securitizing a property, the securitization device 50 receives the utilization plan from the property owner or a third party. In other words, the target plan is inputted into the securitization plan and the utilization plan about how to use the target property, and the securitization apparatus 50 analyzes the utilization plan and determines the utilization level. For example, if the utilization type of the target real estate according to the utilization plan is a building rental business, a resort business such as a golf course, a utilization type such as a hospital or a shopping mall operation, and a utilization period, The higher the price, the higher the issue price. It is obvious that the method of determining the utilization level according to the utilization plan such as the utilization type and the period can be variously set according to the situation.

When the issuance amount of the real estate stock is determined, the real estate stock sales department 55 of the securitization apparatus 50 publicly sells the real estate stock (S40), and stores the information on the real estate stock buyers as the share information in the stockholder storage unit 57 (S50). As with general stock sales methods, both public offering and non-public offering may be possible.

According to one example, sales generated by the sale of real estate stocks by the securitization of the target real estate may be used for the utilization of the real estate of the subject (for example, utilization by a person who has the right to use the real estate under the utilization plan described above) Or may be utilized by the securitization apparatus 50 or a third party. Some or all of the proceeds from the sale of these real estate shares may be provided to the property owner and / or to the shareholders of the property subject to interest.

Then, the securitization apparatus 50 can allocate part or all of the proceeds from the utilization of the securitized real estate for a certain period to the shareholders as dividends.

In order to utilize the target property, someone (individual or corporation) should give the right to use the real estate to use the target property.

FIG. 4 is a flowchart illustrating a real estate use right grant process for utilizing a target real estate according to an embodiment of the present invention, and FIG. 5 is a flowchart illustrating a real estate use rights change review process according to an embodiment of the present invention.

Referring to FIG. 4, the securitization apparatus 50 basically determines a major shareholder among the shareholders (S410). A buyer who purchases a certain percentage (for example, 40% or 50%) of real estate stock buyers can be a major shareholder. Or a shareholder may be determined to be the majority shareholder by purchasing more than a certain percentage of shares and submitting a plan of use at the same time.

The securitization apparatus 50 grants the real estate use right to the selected major shareholder (S420).

Then, the securitization apparatus 50 sets a critical rate of return together with the real estate use right grant period according to the major shareholder (S430). Critical returns are thresholds for the rate of return that must be incurred during the period in which the real estate use rights are granted, for example, 100% may be set as the critical return in 10 years.

The securitization device 50 may set a fixed threshold return rate, but it may be set variable depending on the location, land area, area of the target real estate, and utilization level by analyzing the utilization plan received from the major shareholder.

5, the securitization apparatus 50 calculates a return rate (for example, a profit relative to the cost invested by real estate stock issuance) of a target real estate for a predetermined period (for example, one year) (S510), and determines whether the rate of return exceeds the threshold rate set as described above (S520). If the rate of return exceeds the threshold rate of return, the beneficiary of the real estate is maintained as long as the initial contracted period has not elapsed (S530). If the rate of return is less than the critical rate of return, the property owner is changed (S540).

This is an example only and, if the rate of return is below the critical rate of return, it may take other actions, such as imposing any penalty (for example, fines, partial return of shares, etc.)

The following explains how to allocate the proceeds generated by the utilization of the real estate to the shareholders.

FIG. 6 is a flowchart illustrating a process of allocating profit by utilization of a target real estate according to an embodiment of the present invention.

Referring to FIG. 6, the profit management unit 59 of the securitization apparatus 50 calculates the profit for real estate utilization for a predetermined period (for example, one year) (S610) and confirms the amount of change in the official estate price of the target real estate . For example, how much is the proceeds generated by the use of the property for one year and how much the value of the property has changed compared to one year ago.

Then, the profit management unit 59 of the securitization apparatus 50 calculates the amount of pay according to the amount of change in the proceeds and the official land price (S630), and provides the dividend to the shareholders according to the calculated amount (S640). For example, the higher the profit, the higher the dividend. The higher the official price, the lower the dividend. The increase in the official land price means that the land price has risen and that the value of the real estate stock (ie, the transaction amount) will also increase, so it may be desirable to reduce the dividend and make more aggressive investment in the target property. Of course, this is only an example, and it is natural that dividends can be set based on various criteria according to the fluctuation amount of official price.

And, these real estate stocks may be tradable, for example, they could be brokered by a securitization device (50) or other institution as a centralized management. Or may use a distributed technology such as a block chain approach to trade real estate stocks between individuals.

Hereinafter, a real estate stock issuance method based on a hash chain of a tree structure and a block chain method for a distributed transaction will be described.

FIG. 7 is a conceptual diagram illustrating a structure of a hash chain of a securitized real estate stock according to an embodiment of the present invention, and FIG. 8 is a block chain diagram illustrating a distributed deal book of a real estate stock according to an embodiment of the present invention It is a conceptual diagram.

The real estate stock of the target real estate can be stored as a hash value having a unique value. As shown in FIG. 7, the hash value is a chain according to a tree structure in which an upper node is changed when a lower node is changed Quot; leaf node ") (i.e., the bottom node of each stem). The hash chain uses the address of the target real estate, and may be a lot number, a street name, a postal code, etc. according to city, county, and county as shown in the figure. Of course, in the case of a plurality of households such as an apartment, a tree can be expanded by adding units.

Therefore, when the real estate stock is newly created or traded according to the hash chain, and the information is changed, all the upper nodes are changed due to the change of the leaf node. The leaf node stores current security information and owner information.

The information left in the leaf node may be stored as plain text as required, or the encrypted value may be stored as shown in the figure. That is, the leaf information of the leaf node, the owner information, and the like can be encrypted based on the current owner's public key / private key basis. The information according to the encrypted hash chain can be disclosed.

The real estate stock managed as a leaf node of the hash chain may be processed in a manner such that it is recorded in the book by the centralized system (for example, the securitization apparatus 50 or the like) at the time of interpersonal transaction, The information may be modified in a distributed manner.

Referring to FIG. 8 illustrating a method for this, when the transaction for real estate stock is completed, the leaf node is changed so that the contents of the transaction, the current owner's public key, and the value signed by the previous owner's private key are included. Thus, even if a hash chain is disclosed to all, security is secured because the owner can not be changed unless the actual current owner signs it with his or her private key.

The above-described real estate securitization method for interpersonal transaction according to the present invention can be implemented as a computer-readable code on a computer-readable recording medium. The computer-readable recording medium includes all kinds of recording media storing data that can be decoded by a computer system. For example, it may be a ROM (Read Only Memory), a RAM (Random Access Memory), a magnetic tape, a magnetic disk, a flash memory, an optical data storage device, or the like. In addition, the computer-readable recording medium may be distributed and executed in a computer system connected to a computer network, and may be stored and executed as a code readable in a distributed manner.

It will be apparent to those skilled in the art that various modifications and variations can be made in the present invention without departing from the spirit or scope of the invention as defined in the appended claims. It will be understood that various modifications and changes may be made.

10: Real Estate Owners
30: Real Estate Stock Buyer
50: Securitization device

Claims (9)

A method for real estate securitization performed in a securitization device,
Creating real estate stocks by dividing the target real estate into securities units of a specific area unit; And
And generating a leaf node having stock information and owner information for the real estate stock based on a hash chain having a tree structure in which a value of an upper node is changed when a value of a lower node is changed using an address of a real estate A method of real estate securitization for interpersonal transactions.
The method according to claim 1,
Wherein the hash chain is disclosed by encrypting the leaf node based on the current owner's public / private key.
The method according to claim 1,
Wherein when the transaction for the real estate stock is completed, the leaf node is changed so that the contents of the transaction, the current owner's public key, and the value signed by the previous owner's private key are included.
The method according to claim 1,
Wherein the issuance amount of the real estate stock is determined using the landmark, the total area, and the location of the target real estate.
The method of claim 4,
Analyzing the utilization plan for the target property to determine the utilization class, and determining the issuance amount according to the utilization class.
The method according to claim 1,
And dividing the profit for a predetermined period of time using the target real estate to the buyers, wherein the dividend is changed according to a change in the official land price of the target real estate.
The method according to claim 1,
Setting a purchaser who purchases the real estate stock at least a certain percentage of the purchasers as a major shareholder and granting the real estate use right to the major shareholder.
The method of claim 7,
Further comprising the step of: if the rate of return for a predetermined period of time using the target real estate is equal to or less than a predetermined threshold rate of return, changing the use right of the target real estate.
The method of claim 8,
Wherein the critical rate of return is set by using a location, a landmark, an area of the target real estate, and an utilization level by analyzing a utilization plan received from the major shareholder.

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