TW201514902A - Integrated computing valuation system on information of real value registry on real estate and method thereof - Google Patents
Integrated computing valuation system on information of real value registry on real estate and method thereof Download PDFInfo
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本發明係關於一種不動產實價登錄資訊整合運算評價系統及其方法，特別是指一種能夠由使用者藉由電子裝置連上平台，並輸入欲評估房地的簡單資料，則能夠讓使用者得到房地評價數據資料。 The present invention relates to a real estate price registration information integration operation evaluation system and method thereof, and particularly to a simple information that can be connected to a platform by a user via an electronic device and input to the premises to be evaluated, thereby enabling the user to obtain Real estate evaluation data.
一般房地估價其程序是很繁瑣且複雜的，而在估價實務中，一般房地(即土地與房地皆同屬一人所有)在評估價格時，通常可先分別以成本法估得建築物之成本價格及以市價比較法求得基地之個別價格，再加總計之即可得該房地之整體價格，除此之外，土地估價方法亦是有其合適使用方法，但這些等等的程序皆不是一般民眾所能夠進行的，因此往往需要專家進行協助估價，但房地估價的費用往往不低，因此若是僅僅需知道自身所居住房地價值，而沒有其他目的的民眾，申請房地評價所取得的資訊則是過於民眾的需求，以便利性來看，這也是非常不足的。 The general appraisal of the premises is very cumbersome and complicated. In the valuation practice, the general premises (that is, the land and the premises are all owned by one person). When assessing the price, the building can usually be estimated by the cost method. The cost price and the individual price of the base obtained by the market price comparison method, plus the total amount, can obtain the overall price of the premises. In addition, the land valuation method has its proper use method, but these and so on. The procedures are not carried out by the general public, so experts often need to assist in the valuation, but the cost of the premises valuation is often not low, so if you only need to know the value of the premises you live in, and have no other purpose, apply for the premises. The information obtained by the evaluation is too much for the needs of the people. In terms of convenience, this is also very inadequate.
由於實價登錄新制自民國101年8月1日起開始施行，因此相關不動產買賣、預售屋及租賃價格自民國101年10月16日起能夠開放查詢，因此資訊較透明化，但對於這些線上資訊，往往會與實際房地價格會有差異，若是進行實際房地評價，往往會跟登錄價格有差異，這也會因為時間點、面積、樓層不同的影響，而使得與現今時間點的價格有誤差， 因此雖然較方便民眾能夠取得資訊，但因所有資訊會隨時間點與現況相異，因此光是實價登錄並不能夠當做足夠的參考依據。 Since the new system for real-time registration has been implemented since August 1, 101, the relevant real estate sales, pre-sales and rental prices have been open for enquiries since October 16, 101, so the information is more transparent, but for these Online information often differs from the actual real estate price. If the actual real estate evaluation is performed, it will often differ from the login price. This will also be due to the influence of time, area and floor, and the current time point. There is an error in the price. Therefore, although it is more convenient for the public to obtain information, since all the information will be different from the current situation at the time, the actual price registration cannot be used as a sufficient reference.
因此，若能夠提供一不動產實價登錄資訊整合運算評價系統及其方法，讓使用者藉由電子裝置連上平台，並輸入欲評估房地的基本資料，以依據實價登錄資料庫模組之資料進行調整，則能夠讓使用者得到與符合現今時間點情況的房地評價數據資料，有別於一般房地估價之繁鎖程序，而提供使用者簡易的資料整合及運算線上即時評價參考，如此應為一最佳解決方案。 Therefore, if a real estate real-time login information integration computing evaluation system and method thereof can be provided, the user can connect to the platform through the electronic device and input the basic information of the real estate to be evaluated, and log in to the database module according to the actual price. The adjustment of the data will enable the user to obtain the data of the premises evaluation that meets the current time point, which is different from the complicated lock procedure of the general premises valuation, and provides users with simple data integration and real-time evaluation reference on the computing line. This should be an optimal solution.
本發明即在於提供一種不動產實價登錄資訊整合運算評價系統及其方法，係能夠讓使用者藉由電子裝置連上平台，並輸入欲評估房地的基本資料，以依據實價登錄資料庫模組之資料進行調整，則能夠讓使用者得到與符合現今時間點情況的房地評價數據資料。 The present invention provides a real-time real-time registration information integration computing evaluation system and a method thereof, which enable a user to connect to a platform by using an electronic device, and input basic information of the real estate to be evaluated, so as to log in to the database module according to the actual price. The adjustment of the data of the group will enable the user to obtain the data of the premises evaluation data that meets the current time point.
可達成上述不動產實價登錄資訊整合運算評價系統及其方法，其中該不動產實價登錄資訊整合運算評價系統，係包含：一電子裝置，係由使用者操作，該電子裝置內係安裝有一房地評價程式，且該電子裝置內更設置有一GPS模組，該GPS模組用以擷取使用者所在的位置；一房地評價平台，使用者能夠藉由該電子裝置內之房地評價程式連上該房地評價平台，以進行房價評估，而該房地評價平台更包含一欲評估房地資料接收模組，係能夠接收該房地評價程式所輸入之欲評估房地的基本資料，而該欲評估房地的基本資料係為當期年月、使用者所在的位置或使用者輸入所欲評估的房地位置；一實價登錄資料庫模組，該實價登錄資料庫模組中係 儲存複數筆實價登錄案例資料；一評估資料統整模組，係與該欲評估房地資料接收模組及該實價登錄資料庫模組相連接，該評估資料統整模組接收該欲評估房地資料接收模組所輸入之欲評估房地的基本資料，並依據欲評估房地的基本資料，進入該實價登錄資料庫模組中，取出至少三筆的實價登錄案例，而每個實價登錄案例中係至少包含有案例位置、成交年月、成交金額及交易明細；一交易情況分析模組，係與該評估資料統整模組相連接，用以藉由比對文字與價格差異，以排除不需要之實價登錄案例；一價格日期分析模組，係與該評估資料統整模組及一房地產指數資料庫相連接，將欲評估房地的當期年月、實價登錄案例與房地產指數資料庫中的房地產指數進行影響分析，以分析出每個實價登錄案例的第一評估調整比率；一區域分析模組，係與該評估資料統整模組及一地圖資料庫相連接，依欲評估房地的房地位置與所有實價登錄案例之位置於該地圖資料庫中進行區域分析，並於區域內定義出一樞紐建築物或一地區生活圈中心點，再將欲評估房地的房地位置、所有實價登錄案例之位置與樞紐建築物或地區生活圈中心點進行距離遠近影響分析，以分析出每個實價登錄案例的第二評估調整比率；一個別因素分析模組，係與該評估資料統整模組及一個別因素統計資料庫相連接，係以欲評估房地的基本資料、實價登錄案例之個別因素資料與該個別因素統計資料庫中的影響數據進行影響分析，以分析出不同因素之評估調整比率，並進行總合後，則取得每個實價登錄案例的第三評估調整比率；一總調整比率運算模組，係與該交易情況分析模組、價格日期分析模組、區域分析模組及個別因素分析模組相連接，用以將每個實價登錄案例之第一評估調整比率、第二評估調整比率及第三評估調整 比率，調整出每個實價登錄案例之總調整比率；一案例成交金額調整模組，係與該評估資料統整模組相及該總評估調整比率運算模組相連接，而該成交金額調整模組能夠依據總調整比率將實價登錄案例之成交金額調整為當期成交金額數據；一案例權重運算模組，與該交易情況分析模組、價格日期分析模組、區域分析模組及個別因素分析模組相連接，用以將每個實價登錄案例之第一評估調整比率、第二評估調整比率及第三評估調整比率，進行權重運算，以分析出每個實價登錄案例之權值；一房地評價運算模組，係與該案例成交金額調整模組及該案例權重運算模組相連接，用以將每個實價登錄案例之當期成交金額數據，依據每個實價登錄案例之權值進行運算，以重新運算出一分配後的房地評價參考成交金額數據。 The real estate price registration information integration calculation evaluation system and the method thereof can be achieved, wherein the real estate price registration information integration calculation evaluation system comprises: an electronic device, which is operated by a user, and the electronic device is installed with a premises The evaluation program, and the electronic device is further provided with a GPS module for capturing the location of the user; and a room evaluation platform, the user can connect with the premises evaluation program in the electronic device The premises evaluation platform is used for price assessment, and the premises evaluation platform further includes a data receiving module for assessing the premises, which is capable of receiving basic information of the premises to be evaluated input by the premises evaluation program. The basic information to be assessed for the premises is the current year, the user's location or the user's input of the premises to be evaluated; a real-price login database module, the real-time login database module system Storing a plurality of real-time registration case data; an evaluation data integration module is connected to the information receiving module and the real-time registration database module to be evaluated, and the evaluation data integration module receives the desire Evaluate the basic information of the premises to be assessed by the real estate data receiving module, and enter the real-time registration database module according to the basic information of the real estate to be evaluated, and take out at least three real-time login cases. Each of the actual price registration cases includes at least a case location, a transaction year, a transaction amount, and a transaction detail; a transaction situation analysis module is connected to the evaluation data integration module for comparing the text with The price difference is to exclude the undesired actual price registration case; a price date analysis module is connected with the evaluation data integration module and a real estate index database, and will assess the current year and month of the premises. The price registration case and the real estate index in the real estate index database are analyzed to analyze the first evaluation adjustment ratio of each actual price registration case; a regional analysis module, and the evaluation The material integration module and a map database are connected, and the location of the premises and all the actual price registration cases are evaluated in the map database for regional analysis, and a hub building is defined in the area. Or the center point of a regional life circle, and then analyze the location of the premises, the location of all the actual price registration cases, and the distance between the hub building or the regional living circle center point to analyze each real price registration. The second evaluation adjustment ratio of the case; a different factor analysis module is connected with the evaluation data integration module and a statistical database of other factors, and is based on the basic information of the premises to be assessed and the actual price registration case. The factor data is analyzed with the impact data in the statistical database of the individual factors to analyze the evaluation adjustment ratios of different factors, and after the summation, the third evaluation adjustment ratio of each actual price registration case is obtained; The adjustment ratio calculation module is connected with the transaction situation analysis module, the price date analysis module, the regional analysis module and the individual factor analysis module. To adjust the ratio of each of the first evaluation Nett login case, the second evaluation and adjustment ratio adjustment third evaluation Ratio, adjusting the total adjustment ratio of each actual price login case; a case transaction amount adjustment module is connected with the evaluation data integration module and the total evaluation adjustment ratio operation module, and the transaction amount adjustment The module can adjust the transaction amount of the actual price registration case to the current transaction amount data according to the total adjustment ratio; a case weight calculation module, and the transaction situation analysis module, the price date analysis module, the regional analysis module and the individual The factor analysis module is connected to perform a weight calculation on the first evaluation adjustment ratio, the second evaluation adjustment ratio, and the third evaluation adjustment ratio of each of the actual price registration cases, to analyze the right of each actual price registration case. The value of the one-room evaluation calculation module is connected with the case transaction amount adjustment module and the case weight calculation module, and is used to calculate the current transaction amount data of each actual price registration case, according to each actual price. The weight of the login case is calculated to recalculate the calculated transaction amount data of the allocated premises.
更具體的說，所述評估資料統整模組係於實價登錄資料庫模組中，取出最近成交及與使用者所在的位置距離最近或與使用者輸入所欲評估房地的位置距離最近的實價登錄案例。 More specifically, the evaluation data integration module is in the real-time registration database module, and takes the nearest transaction and the location closest to the user's location or the user's input to the location of the premises to be evaluated. The actual price of the login case.
更具體的說，所述不動產實價登錄資訊整合運算評價系統更包含有一案例檢核模組，該案例檢核模組係與該評估資料統整模組、價格日期分析模組、區域分析模組、個別因素分析模組及總調整比率運算模組相連接，若判斷任一筆實價登錄案例不符合該案例檢核模組所設定之規則，則排除該筆實價登錄案例或是由該評估資料統整模組重新擷取實價登錄案例。 More specifically, the real estate real-time login information integration computing evaluation system further includes a case checking module, the case checking module and the evaluation data integration module, the price date analysis module, and the regional analysis module. The group, the individual factor analysis module and the total adjustment ratio calculation module are connected. If it is determined that any of the actual price registration cases does not meet the rules set by the case checking module, the actual price registration case is excluded or The evaluation data integration module re-takes the actual price registration case.
更具體的說，所述案例檢核模組所設定之規則係為第一評估調整比率若大於15%，則排除該筆實價登錄案例，並重新擷取實價登錄案例。 More specifically, the rule set by the case checking module is that if the first evaluation adjustment ratio is greater than 15%, the actual price registration case is excluded, and the actual price registration case is retrieved.
更具體的說，所述案例檢核模組所設定之規則係為第二評估調整比率若大於15%，則排除該筆實價登錄案例，並重新擷取實價登錄案例。 More specifically, the rule set by the case checking module is that if the second evaluation adjustment ratio is greater than 15%, the actual price registration case is excluded, and the actual price registration case is retrieved.
更具體的說，所述該案例檢核模組所設定之規則係為第三評估調整比率若大於15%，則排除該筆實價登錄案例，並重新擷取實價登錄案例。 More specifically, the rule set by the case checking module is that if the third evaluation adjustment ratio is greater than 15%, the actual price registration case is excluded, and the actual price registration case is retrieved.
更具體的說，所述案例檢核模組所設定之規則係為總調整比率若大於30%，則排除該筆實價登錄案例，並重新擷取實價登錄案例。 More specifically, the rule set by the case checking module is that if the total adjustment ratio is greater than 30%, the actual price registration case is excluded, and the actual price registration case is retrieved.
更具體的說，所述案例檢核模組所設定之規則係為每筆實價登錄案例的總調整比率之間差異若大於20%，則排除該筆實價登錄案例，並重新擷取實價登錄案例。 More specifically, the rule set by the case checking module is that if the difference between the total adjustment ratios of each real-time login case is greater than 20%, the actual price registration case is excluded, and the actual case is re-taken. Price login case.
更具體的說，所述實價登錄案例之交易明細中係具有備註資料，而該交易情況分析模組若判斷該備註資料中有會影響交易價格之文字，該案例檢核模組則會排除該筆實價登錄案例。 More specifically, the transaction details of the real-time login case have remark information, and if the transaction situation analysis module determines that there is a text in the remark data that will affect the transaction price, the case inspection module will exclude The actual price of the login case.
更具體的說，所述交易情況分析模組若判斷多筆實價登錄案例之間的交易金額差異過大時，該案例檢核模組則會排除交易金額差異過大的實價登錄案例。 More specifically, if the transaction situation analysis module determines that the transaction amount difference between the plurality of actual price registration cases is too large, the case checking module excludes the actual price registration case where the transaction amount difference is too large.
更具體的說，所述房地產指數資料庫中係能夠具有房地產日期波動指數數據，因此於房地產成交時間波動指數數據中，將欲評估房地當期年月的指數與實價登錄案例成交年月的日期指數或月份指數進行影響分析，以運算出實價登錄案例的第一評估調整比率。 More specifically, the real estate index database can have real estate date fluctuation index data. Therefore, in the real estate transaction time fluctuation index data, the index and the actual price registration case transaction date of the current year and month of the real estate will be evaluated. The date index or the month index performs an impact analysis to calculate the first evaluation adjustment ratio of the actual price registration case.
更具體的說，所述欲評估房地的基本資料係為房地型態、房 地樓層、房地坪數、土地使用分區、房地使用用途、房屋建材、房地有無車位或是房地有無大樓管理。 More specifically, the basic information to be assessed for the premises is the type of premises and the house. Floors, number of premises, land use zones, use of premises, building materials, parking spaces, or building management.
更具體的說，所述實價登錄案例之個別因素資料係能夠為面積資料、建材資料、樓層資料、大樓管理資料或車位資料。 More specifically, the individual factor data of the actual price registration case can be area data, building materials data, floor materials, building management materials or parking space data.
更具體的說，所述個別因素統計資料庫中係具有坪數影響數據，而該個別因素分析模組係以欲評估房地的房地坪數做為基準坪數，再將每個實價登錄案例之面積資料，以基準坪數做為標準調整出在相同比較依據下，並再以坪數影響數據分析出每個實價登錄案例之面積評估調整比率。 More specifically, the individual factor statistical database has the number of impact data, and the individual factor analysis module uses the number of premises to be evaluated as the reference number of the floor, and then each actual price The area data of the registered case is adjusted based on the number of benchmarks as the standard, and the area ratio adjustment ratio of each real-time login case is analyzed by the number of impact data.
更具體的說，所述個別因素統計資料庫中係具有建材影響數據，而該個別因素分析模組係以欲評估房地的房屋建材做為基準建材，再將每個實價登錄案例之建材資料，以基準建材做為標準調整出在相同比較依據下，並再以建材影響數據分析出每個實價登錄案例之建材評估調整比率。 More specifically, the individual factor statistical database has building material impact data, and the individual factor analysis module is based on the building materials to be evaluated as building materials, and then the building materials of each real-price registration case. The data was adjusted based on the benchmark building materials as the standard, and the building materials evaluation adjustment ratio of each actual price registration case was analyzed based on the building material impact data.
更具體的說，所述個別因素統計資料庫中係具有樓高與調整比率的樓層影響數據，而該個別因素分析模組係以欲評估房地的房地樓層做為基準樓層，再將每個實價登錄案例之樓層資料，以基準樓層做為標準調整出在相同比較依據下，並再以樓層影響數據分析出每個實價登錄案例之樓層評估調整比率。 More specifically, the individual factor statistical database has floor impact data with a building height and an adjustment ratio, and the individual factor analysis module uses the floor of the premises to be evaluated as a reference floor, and then each The floor data of the actual price registration case is adjusted based on the base floor as the standard, and the floor evaluation adjustment ratio of each real-time login case is analyzed by the floor influence data.
更具體的說，所述個別因素統計資料庫中係具有有無大樓管理與調整比率的管理影響數據，而該個別因素分析模組係以欲評估房地有無大樓管理做為基準進行比對，再將每個實價登錄案例之大樓管理資料與 欲評估房地有無大樓管理做為標準調整出在相同比較依據下，並以管理影響數據分析出每個實價登錄案例之大樓管理評估調整比率。 More specifically, the individual factor statistical database has management impact data on whether there is a building management and adjustment ratio, and the individual factor analysis module compares the building management to be evaluated on the premises, and then compares Building management materials for each real-time login case It is necessary to evaluate whether the building management is based on the same standard, and analyze the adjustment ratio of the building management evaluation for each real-time login case based on the management impact data.
更具體的說，所述個別因素統計資料庫中係具有車位總價數據時，若欲評估房地的基本資料為房地無車位，則該個別因素分析模組係會依據該個別因素統計資料庫中之車位總價數據，將實價登錄案例之成交金額修正為未具有車位之成交金額。 More specifically, when the statistical data of the individual factors has the total price of the parking space, if the basic information of the premises is to be evaluated as the no-car parking space, the individual factor analysis module will use the statistical data of the individual factors. The total price of the parking space in the library, the transaction amount of the actual price registration case is corrected to the transaction amount without the parking space.
更具體的說，所述個別因素統計資料庫中係具有車位總價數據時，若欲評估房地的基本資料為房地有車位，則該個別因素分析模組係會依據該個別因素統計資料庫中之車位總價數據，將實價登錄案例之成交金額修正為未具有車位之成交金額後，再將未具有車位之成交金額與車位總價數據加總後以取得具有車位之成交金額。 More specifically, when the statistical data of the individual factors has the total price of the parking space, if the basic information of the premises is to be determined as the parking space of the premises, the individual factor analysis module will use the statistics of the individual factors. The total price of the parking space in the library is corrected to the transaction amount of the actual price registration case, and then the transaction amount of the non-car parking space and the total price of the parking space are added together to obtain the transaction amount with the parking space.
更具體的說，所述個別因素分析模組亦能夠透過評估資料統整模組於實價登錄資料庫模組中，取出實價登錄案例，並依該依實價登錄案例進行計算以取得車位總價數據。 More specifically, the individual factor analysis module can also retrieve the real-time login case through the evaluation data integration module in the actual price registration database module, and calculate the parking space according to the actual price to obtain the parking space. Total price data.
另外，本發明之不動產實價登錄資訊整合運算評價方法，其步驟為： 1. 先由一使用者藉由一電子裝置連接至一房地評價平台，並輸入欲評估房地的基本資料，而欲評估房地的基本資料係為當期年月、使用者所在的位置或是使用者輸入所欲評估的房地位置； 2. 而房地評價平台能夠依據欲評估房地的基本資料，於實價登錄資料庫模組中取出至少三筆最近成交及與使用者所在的位置距離最近或與使用者輸入的位置距離最近的實價登錄案例，而每個實價登錄案 例中係至少包含有案例位置、成交年月、成交金額及交易明細；3. 先藉由比對交易明細中是否有會影響交易價格之文字與實價登錄案例之間的價格差異是否過大，以排除不需要之實價登錄案例；4. 之後，將欲評估房地的當期年月、實價登錄案例的成交年月與一房地產指數資料庫中的房地產指數進行影響分析，以分析出每個實價登錄案例的第一評估調整比率；5. 之後，於一地圖資料庫中，將欲評估房地的房地位置、所有實價登錄案例之位置進行距離遠近影響分析，以分析出每個實價登錄案例的第二評估調整比率；6. 之後，以欲評估房地的基本資料、實價登錄案例之個別因素資料與一個別因素統計資料庫之影響數據進行影響分析，以分析出不同因素之評估調整比率，並進行總合後，則取得每個實價登錄案例的第三評估調整比率；7. 再以第一評估調整比率、第二評估調整比率及第三評估調整比率，運算出每個實價登錄案例之總調整比率及每個實價登錄案例之權值，而總調整比率能夠將實價登錄案例之成交金額調整為當期成交金額數據；8. 之後，將每個實價登錄案例之當期成交金額數據，依據每個實價登錄案例之權值進行運算，以重新運算出一分配後的當期房地評價參考成交金額數據。 In addition, the real estate registration information integration calculation evaluation method of the real estate of the present invention has the following steps: 1. Firstly, a user connects to a premises evaluation platform via an electronic device, and inputs basic information for the premises to be assessed. The basic information to be assessed is the current year and month, and the user's location. Or the user enters the location of the premises to be evaluated; 2. The real estate evaluation platform can take out at least three recent transactions and the closest distance to the user's location or the closest distance to the user's input location based on the basic information of the real estate to be evaluated. The actual price of the login case, and each actual price registration case In the example, at least the case location, the transaction year, the transaction amount and the transaction details are included; 3. By comparing whether the price difference between the text and the actual price registration case in the transaction details is too large, Exclude the unneeded actual price registration case; 4. Afterwards, the impact analysis will be conducted to analyze the current year and month of the real estate, the transaction date of the real-time registration case and the real estate index in a real estate index database to analyze each The first evaluation adjustment ratio of the actual price registration case; 5. After that, in the map database, the location of the premises to be evaluated and the location of all the actual price registration cases will be analyzed for the distance and impact analysis to analyze each The second evaluation adjustment ratio of the actual price registration case; 6. After that, the impact analysis is carried out by analyzing the basic data of the real estate, the individual factor data of the actual price registration case and the influence data of a different factor statistical database to analyze After adjusting the adjustment ratios of different factors and summing up, obtain the third evaluation adjustment ratio for each actual price registration case; 7. Adjust the ratio by the first evaluation The second evaluation adjustment ratio and the third evaluation adjustment ratio calculate the total adjustment ratio of each actual price registration case and the weight of each actual price registration case, and the total adjustment ratio can adjust the transaction amount of the actual price registration case. For the current transaction amount data; 8. After that, the current transaction amount data of each actual price registration case is calculated according to the weight value of each actual price registration case, so as to recalculate the current real estate evaluation after the distribution. Refer to the transaction amount data.
更具體的說，所述房地產指數資料庫中係能夠具有房地產日期波動指數數據，因此於房地產成交時間波動指數數據中，將欲評估房地 的當期年月的指數與實價登錄案例成交年月的日期指數或月份指數進行影響分析，以運算出實價登錄案例的第一評估調整比率。 More specifically, the real estate index database can have real estate date fluctuation index data, so in the real estate transaction time fluctuation index data, will want to evaluate the premises The impact index of the current year and month index and the date index or month index of the actual transaction date of the transaction case is calculated to calculate the first evaluation adjustment ratio of the actual price registration case.
更具體的說，所述距離遠近影響分析係先依欲評估房地的房地位置與所有實價登錄案例之位置於該地圖資料庫中進行區域分析，並於區域內定義出一樞紐建築物或一地區生活圈中心點，再將欲評估房地的房地位置、所有實價登錄案例之位置與樞紐建築物或地區生活圈中心點進行距離遠近影響分析，以分析出每個實價登錄案例的第二評估調整比率。 More specifically, the distance and distance impact analysis system first analyzes the location of the premises of the premises and the location of all the actual price registration cases in the map database for regional analysis, and defines a hub building in the area. Or the center point of a regional life circle, and then analyze the location of the premises, the location of all the actual price registration cases, and the distance between the hub building or the regional living circle center point to analyze each real price registration. The second assessment adjustment ratio for the case.
更具體的說，所述欲評估房地的基本資料係可為房地型態、房地樓層、房地坪數、土地使用分區、房地使用用途、房屋建材、房地有無車位或是房地有無大樓管理。 More specifically, the basic information to be assessed for the premises may be the type of premises, the floor of the premises, the number of premises, the land use zone, the use of the premises, the building materials, the premises, or the parking space. There is no building management.
更具體的說，所述實價登錄案例之個別因素資料係能夠為面積資料、建材資料、樓層資料、大樓管理資料或車位資料。 More specifically, the individual factor data of the actual price registration case can be area data, building materials data, floor materials, building management materials or parking space data.
更具體的說，所述個別因素統計資料庫中係具有坪數影響數據，因此以欲評估房地的房地坪數做為基準坪數，再將每個實價登錄案例之面積資料，以基準坪數做為標準調整出在相同比較依據下，並再以坪數影響數據分析出每個實價登錄案例之面積評估調整比率。 More specifically, the statistical data base of the individual factors has the impact data of the number of flats. Therefore, the number of premises to be evaluated is used as the reference number of flats, and then the area information of each actual price registration case is The benchmark ping number is adjusted as the standard under the same comparison basis, and the area evaluation adjustment ratio of each real-time login case is analyzed by the ping number impact data.
更具體的說，所述個別因素統計資料庫中係具有建材影響數據，因此以欲評估房地的房屋建材做為基準建材，再將每個實價登錄案例之建材資料，以基準建材做為標準調整出在相同比較依據下，並再以建材影響數據分析出每個實價登錄案例之建材評估調整比率。 More specifically, the statistical data base of the individual factors has building material impact data. Therefore, the building materials to be evaluated as the building materials are used as the benchmark building materials, and the building materials of each of the actual price registration cases are used as the benchmark building materials. The standard adjustment is based on the same comparison basis, and the building material evaluation adjustment ratio of each actual price registration case is analyzed by the building material impact data.
更具體的說，所述個別因素統計資料庫中係具有樓高與調整比率的樓層影響數據，因此以欲評估房地的房地樓層做為基準樓層，再將 每個實價登錄案例之樓層資料，以基準樓層做為標準調整出在相同比較依據下，並再以樓層影響數據分析出每個實價登錄案例之樓層評估調整比率。 More specifically, the individual factor statistical database has floor impact data of the building height and the adjustment ratio, so the floor of the premises to be evaluated is used as the reference floor, and then The floor data of each actual price registration case is adjusted based on the reference floor as the standard, and the floor evaluation adjustment ratio of each actual price registration case is analyzed by the floor influence data.
更具體的說，所述個別因素統計資料庫中係具有有無大樓管理與調整比率的管理影響數據，因此以欲評估房地有無大樓管理做為基準進行比對，再將每個實價登錄案例之大樓管理資料與欲評估房地有無大樓管理做為標準調整出在相同比較依據下，並以管理影響數據分析出每個實價登錄案例之大樓管理評估調整比率。 More specifically, the statistical data base of the individual factors has the management impact data of the building management and adjustment ratio. Therefore, the building management is based on whether the building is to be evaluated as a benchmark, and then each real-price registration case is used. The management information of the building and the building management to be assessed as the standard are adjusted according to the same comparison basis, and the building management evaluation adjustment ratio of each real-time login case is analyzed by the management impact data.
更具體的說，所述個別因素統計資料庫中係具有車位總價數據時，若欲評估房地的基本資料為房地無車位，則依據該個別因素統計資料庫中之車位總價數據，將實價登錄案例之成交金額修正為未具有車位之成交金額。 More specifically, when the statistical data of the individual factors has the total price data of the parking spaces, if the basic information of the premises is to be evaluated as the no-car parking space, the total price data of the parking spaces in the statistical database is calculated according to the individual factors. The transaction amount of the actual price registration case is corrected to the transaction amount without the parking space.
更具體的說，所述個別因素統計資料庫中係具有車位總價數據時，若欲評估房地的基本資料為房地有車位，則該個別因素分析模組係會依據該個別因素統計資料庫中之車位總價數據，將實價登錄案例之成交金額修正為未具有車位之成交金額後，再將未具有車位之成交金額與車位總價數據加總後以取得具有車位之成交金額。 More specifically, when the statistical data of the individual factors has the total price of the parking space, if the basic information of the premises is to be determined as the parking space of the premises, the individual factor analysis module will use the statistics of the individual factors. The total price of the parking space in the library is corrected to the transaction amount of the actual price registration case, and then the transaction amount of the non-car parking space and the total price of the parking space are added together to obtain the transaction amount with the parking space.
更具體的說，所述車位總價數據能夠依該依實價登錄案例進行計算以取得。 More specifically, the total price data of the parking space can be calculated according to the actual price registration case.
更具體的說，所述第一評估調整比率若大於15%，則排除該筆實價登錄案例，並重新擷取實價登錄案例。 More specifically, if the first evaluation adjustment ratio is greater than 15%, the actual price registration case is excluded, and the actual price registration case is retrieved.
更具體的說，所述第二評估調整比率若大於15%，則排除該筆實價登錄案例，並重新擷取實價登錄案例。 More specifically, if the second evaluation adjustment ratio is greater than 15%, the actual price registration case is excluded, and the actual price registration case is retrieved.
更具體的說，所述第三評估調整比率若大於15%，則排除該筆實價登錄案例，並重新擷取實價登錄案例。 More specifically, if the third evaluation adjustment ratio is greater than 15%, the actual price registration case is excluded, and the actual price registration case is retrieved.
更具體的說，所述總調整比率若大於30%，則排除該筆實價登錄案例，並重新擷取實價登錄案例。 More specifically, if the total adjustment ratio is greater than 30%, the actual price registration case is excluded, and the actual price registration case is retrieved.
更具體的說，所述每筆實價登錄案例的總調整比率之間差異若大於20%，則排除該筆實價登錄案例，並重新擷取實價登錄案例。 More specifically, if the difference between the total adjustment ratios of each of the actual price registration cases is greater than 20%, the actual price registration case is excluded, and the actual price registration case is re-taken.
1‧‧‧不動產實價登錄資訊整合運算評價系統 1‧‧‧ Real Estate Price Login Information Integration Computing Evaluation System
11‧‧‧電子裝置 11‧‧‧Electronic devices
111‧‧‧GPS模組 111‧‧‧GPS module
112‧‧‧房地評價程式 112‧‧‧ premises evaluation program
12‧‧‧房地評價平台 12‧‧‧ premises evaluation platform
1201‧‧‧欲評估房地資料接收模組 1201‧‧‧To evaluate the premises data receiving module
1202‧‧‧評估資料統整模組 1202‧‧‧Evaluation data integration module
1203‧‧‧交易情況分析模組 1203‧‧‧Transaction Analysis Module
1204‧‧‧價格日期分析模組 1204‧‧‧Price Date Analysis Module
1205‧‧‧區域分析模組 1205‧‧‧Area Analysis Module
1206‧‧‧個別因素分析模組 1206‧‧‧Individual Factor Analysis Module
1207‧‧‧總調整比率運算模組 1207‧‧‧Total adjustment ratio calculation module
1208‧‧‧案例成交金額調整模組 1208‧‧‧ Case Transaction Amount Adjustment Module
1209‧‧‧案例權重運算模組 1209‧‧‧ Case Weighting Module
1210‧‧‧房地評價運算模組 1210‧‧‧Room evaluation computing module
1211‧‧‧案例檢核模組 1211‧‧‧Case Inspection Module
1212‧‧‧房地產指數資料庫 1212‧‧ Real Estate Index Database
1213‧‧‧地圖資料庫 1213‧‧‧Map Database
1214‧‧‧個別因素統計資料庫 1214‧‧‧Statistical database of individual factors
1215‧‧‧實價登錄資料庫模組 1215‧‧‧Digital price database module
第1A圖係本發明不動產實價登錄資訊整合運算評價系統及其方法之系統架構圖；第1B圖係本發明不動產實價登錄資訊整合運算評價系統及其方法之房地評價平台內部架構圖；第2A圖係本發明不動產實價登錄資訊整合運算評價系統及其方法之欲評估房地的基本資料輸入示意圖；第2B圖係本發明不動產實價登錄資訊整合運算評價系統及其方法之選擇區域之圖示化示意圖；第2C圖係本發明不動產實價登錄資訊整合運算評價系統及其方法之放寬選擇區域之圖示化示意圖；第2D圖係本發明不動產實價登錄資訊整合運算評價系統及其方法之案例與樞紐建築物之遠近示意圖；第2E圖係本發明不動產實價登錄資訊整合運算評價系統及其方法之房地評價計算架構轉換表格示意圖；以及 第3圖係本發明不動產實價登錄資訊整合運算評價系統及其方法之房地評價方法流程圖。 1A is a system architecture diagram of a real-time registration information integration calculation evaluation system and method thereof for the real estate of the present invention; FIG. 1B is an internal architecture diagram of the real estate evaluation platform of the real estate real-time registration information integration calculation evaluation system and method thereof; 2A is a schematic diagram of basic data input of a real estate registration evaluation evaluation system and method thereof for estimating real estate of the present invention; and FIG. 2B is a selection area of an integrated operation evaluation system and method for real estate registration of real estate of the present invention. The schematic diagram of the second embodiment is a schematic diagram of the relaxation selection area of the real estate registration information integration calculation evaluation system and the method thereof, and the second diagram is the real estate registration information integration calculation evaluation system of the real estate of the present invention and Schematic diagram of the method of the method and the distance of the hub building; FIG. 2E is a schematic diagram of the real estate evaluation computing framework conversion table of the real estate real-time registration information integration computing evaluation system and method thereof; Fig. 3 is a flow chart showing the method for evaluating the real estate of the immovable real estate price registration information integration calculation evaluation system and the method thereof.
有關於本發明之前述及其他技術內容、特點與功效，在以下配合參考圖式之較佳實施例的詳細說明中，將可清楚的呈現。 The above and other technical contents, features and advantages of the present invention will be apparent from the following detailed description of the preferred embodiments.
請參閱第1A圖及第1B圖，為本發明不動產實價登錄資訊整合運算評價系統及其方法之不動產實價登錄資訊整合運算評價系統架構圖及房地評價平台內部架構圖，由圖中可知，該不動產實價登錄資訊整合運算評價系統1係包含有一電子裝置11及一房地評價平台12，其中該電子裝置11內係安裝有一房地評價程式112，該電子裝置11係指一般桌上型電腦、筆記型電腦或是智慧型手機，而使用者能夠操作該房地評價程式112連入該房地評價平台12，由於該電子裝置11內更具有一GPS模組111，因此當操作該房地評價程式112時，係會開啟該GPS模組111以擷取使用者所在的位置，但除了自動擷取使用者所在的位置之外，使用者更能夠自行輸入所欲評估的房地位置； 而使用者操作該房地評價程式112連入該房地評價平台12時，則能夠將已輸入欲評估房地的基本資料置入該房地評價平台12，而基本資料除了GPS模組111擷取使用者所在的位置及使用者自行輸入所欲評估的房地位置之外，更能夠為當期年月、使用者所在的位置、使用者輸入所欲評估的房地位置、房地型態、房地樓層、房地坪數、土地使用分區、房地使用用途、房屋建材、房地有無車位或是房地有無大樓管理，如第2A圖所示，使用者輸入房地位置為「板橋區銘傳街」、房地型態為「公寓」、 房地樓層為「3樓」、房地坪數為「30坪」、土地使用分區為「住宅區」、房地使用用途為「住家用」、房地有無車位為「無」、房地有無大樓管理為「有」、房屋建材為「鋼筋混凝土造」，之後，如第2B圖所示，則會於該房地評價程式112上會顯示使用者所在的位置範圍或是使用者自行輸入所欲評估的房地位置範圍，如圖中所示，是以圓圈顯示板橋區銘傳街的位置範圍，並且經過該房地評價平台運算後，則會顯示找到三筆實價登錄案例，並顯示該房地評價平台12運算後得到的結果「您需要查的銘傳街附近3樓公寓價格為500~550萬元」；但若是沒有得到想要的結果，亦能夠放寬選擇區域，例如增加選擇宏國路與吳鳳路，如第2C圖所示，其中虛線圓圈的部份則是放寬後的選擇範圍，除此之外，更會顯示則找到五筆實價登錄案例，而運算後得到的結果「您需要查的銘傳街附近3樓公寓價格為515~565萬元」。 Please refer to FIG. 1A and FIG. 1B , which are diagrams of the real estate price registration information integration calculation evaluation system architecture diagram and the internal architecture diagram of the real estate evaluation platform of the real estate real-time registration information integration calculation evaluation system and method thereof. The real estate registration information integration computing evaluation system 1 includes an electronic device 11 and a premises evaluation platform 12, wherein the electronic device 11 is equipped with a premises evaluation program 112, which refers to a general table. a computer, a notebook computer or a smart phone, and the user can operate the premises evaluation program 112 to connect to the premises evaluation platform 12. Since the electronic device 11 further has a GPS module 111, when operating the device In the case of the premises evaluation program 112, the GPS module 111 is opened to capture the location of the user, but in addition to automatically capturing the location of the user, the user is more able to enter the location of the premises to be evaluated. ; When the user operates the premises evaluation program 112 to connect to the premises evaluation platform 12, the basic data that has been input to the premises to be evaluated can be placed in the premises evaluation platform 12, and the basic data is in addition to the GPS module 111. In addition to the user's location and the user's own input of the location of the premises to be evaluated, it is also possible to input the location of the premises to be evaluated and the type of premises for the current year and month, the location of the user, and the user. , the floor of the premises, the number of premises, the land use zone, the use of the premises, the building materials, the parking space, or the building management. As shown in Figure 2A, the user enters the premises as the bridge. District Ming Chuan Street", the type of premises is "apartment", The floor is "3rd floor", the number of premises is "30", the land use area is "residential area", the use of the premises is "home use", the parking space is "no", and the premises are available. The building management is "Yes" and the building materials are "reinforced concrete". After that, as shown in Figure 2B, the location of the user will be displayed on the premises evaluation program 112 or the user will enter the location. The range of the premises to be evaluated, as shown in the figure, is a circle showing the location range of Mingqiao Street in Banqiao District, and after the calculation of the premises evaluation platform, it will display three real-price login cases and display The result of the calculation of the premises evaluation platform 12 is “The price of the apartment on the 3rd floor near Mingchuan Street that you need to check is 500~5.5 million yuan”; but if you don’t get the desired result, you can also relax the selection area, for example, increase the selection. Hongguo Road and Wufeng Road, as shown in Figure 2C, the part of the dotted circle is the range of choice after relaxation. In addition, it will display the results of five real-price login cases, and the results obtained after the operation. "do you need Near Ming Chuan Street, 3rd floor apartment priced at 515 ~ 5.65 million yuan. "
由於使用者能夠藉由該電子裝置11內之房地評價程式112連上該房地評價平台12時，而該房地評價平台12內係具有一欲評估房地資料接收模組1201、一評估資料統整模組1202、一交易情況分析模組1203、一價格日期分析模組1204、一區域分析模組1205、一個別因素分析模組1206、一總調整比率運算模組1207、一案例成交金額調整模組1208、一案例權重運算模組1209、一房地評價運算模組1210、一案例檢核模組1211及一實價登錄資料庫模組1215，其中該欲評估房地資料接收模組1201能夠接收該房地評價程式112所輸入之欲評估房地的基本資料； 由於該實價登錄資料庫模組1215中係儲存了複數筆實價登錄案例資料，而複數筆實價登錄案例資料則是由政府機關所提供的實價登錄平台中定期進行下載並儲存，以完整該實價登錄資料庫模組1215，因此 該評估資料統整模組1202能夠依據所輸入之欲評估房地的基本資料，於該實價登錄資料庫模組1215中取出至少三筆的實價登錄案例(取出最近成交及與使用者所在的位置距離最近或與使用者輸入所欲評估房地的位置距離最近的實價登錄案例)，而每個實價登錄案例中係至少包含有案例位置、成交年月、成交金額及交易明細，因此能夠藉由實價登錄案例進行進一步的分析；但為了避免實價登錄案例之間差異太多或是有太多不必要的變數，因此能夠先藉由該交易情況分析模組1203判斷交易明細中之備註資料是否有文字，例如備註資料中有急買急賣、期待因素影響之交易、受債權債務關係影響之交易、親友關係人間之交易、畸零地或有合併使用之交易、地上物處理有糾紛之交易、拍賣、公有土地標售、讓售、受迷信影響之交易、包含公共設施用地之交易、人為哄抬之交易、與法定用途不符之交易、其他特殊交易等等敘述，由於出現上述敘述則會導致實價登錄案例成交金額與市場應有價格有出入，因此若有相關文字則會藉由該案例檢核模組1211排除該筆實價登錄案例；但亦能夠進一步分析出備註資料中文字的實際影響程度，如此則僅需排除具有較大影響文字的實價登錄案例； 而除了具有文字的排除之外，該交易情況分析模組若判斷多筆實價登錄案例之間的交易金額差異過大時，例如取出七筆實價登錄案例時，其每坪交易金額分別為40萬、48萬、50萬、52萬、53萬、55萬、65萬，進行算術平均後，取出80%範圍之單價符合平均值之案例，因此由該案例檢核模組1211排除40萬及65萬的實價登錄案例，但這裡提及的排除比例僅是最佳設定，亦能夠使用其他運算式或其他比例數據進行排除運算。 Since the user can connect to the premises evaluation platform 12 by the premises evaluation program 112 in the electronic device 11, the premises evaluation platform 12 has an information evaluation module 1201 for evaluation. The data integration module 1202, a transaction situation analysis module 1203, a price date analysis module 1204, a region analysis module 1205, a factor analysis module 1206, a total adjustment ratio operation module 1207, and a case transaction The amount adjustment module 1208, a case weight calculation module 1209, a room evaluation calculation module 1210, a case checking module 1211, and a real-time registration database module 1215, wherein the property data receiving module is to be evaluated The group 1201 is capable of receiving basic information of the premises to be evaluated input by the premises evaluation program 112; Since the real-price login database module 1215 stores a plurality of real-time login case data, the plurality of real-time login case data is periodically downloaded and stored by a real-time login platform provided by a government agency, Complete the actual price registration database module 1215, so The evaluation data integration module 1202 can estimate the basic information of the premises according to the input desire, and take out at least three real-time login cases in the actual price registration database module 1215 (take out the recent transaction and the user's location) The location is closest to the user or the user who inputs the location of the real estate to be evaluated. The actual price registration case includes at least the case location, transaction date, transaction amount and transaction details. Therefore, further analysis can be performed by the actual price registration case; however, in order to avoid too many differences between the actual price registration cases or there are too many unnecessary variables, the transaction situation analysis module 1203 can first determine the transaction details. Whether there is any text in the remarks, such as the remarks in the remarks, the transactions that are affected by the eagerness to buy, the transactions affected by the expectation factors, the transactions affected by the debt and debt relationship, the transactions between friends and relatives, the transactions in the territories or the combined use, and the disposal of the above objects. Disputed transactions, auctions, public land auctions, sale, transactions affected by superstitions, transactions involving public facilities, and artificial The transaction, the transaction that is inconsistent with the statutory use, other special transactions, etc., due to the above description, will result in the difference between the transaction value of the actual price registration case and the market price. Therefore, if there is relevant text, the case will be used. The verification module 1211 excludes the actual price registration case; however, it can further analyze the actual influence degree of the text in the remark data, so that only the actual price registration case with the large influence text is excluded; In addition to the exclusion of text, if the transaction situation analysis module determines that the transaction amount difference between multiple real-time login cases is too large, for example, when seven real-price login cases are taken out, the transaction amount per ping is 40 respectively. 10,000, 480,000, 500,000, 520,000, 530,000, 550,000, and 650,000. After the arithmetic average, the case where the unit price of 80% is in line with the average value is taken out. Therefore, the case checking module 1211 excludes 400,000 and 650,000 real-time login cases, but the exclusion ratio mentioned here is only the best setting, and it can also use other arithmetic formulas or other proportional data for the exclusion operation.
而以下所提及之運算式與運算比例皆是本發明的最佳實施 樣態，但並不僅限於只能使用以下所提及之運算式與運算比例，若依不同情況，亦能夠調整以下所提及之運算式與運算比例。 The arithmetic expressions and operation ratios mentioned below are the best implementations of the present invention. The mode, but not limited to the use of the following arithmetic expressions and operation ratios, if the circumstances can be adjusted, the following arithmetic expressions and operation ratios can be adjusted.
其中，與該評估資料統整模組1202及一房地產指數資料庫1212相連接之價格日期分析模組1204，由於該房地產指數資料庫1212中係能夠具有房地產日期波動指數數據，因此於房地產成交時間波動指數數據中，將欲評估房地的當期年月的指數與實價登錄案例成交年月的日期指數或月份指數進行影響分析，以運算出實價登錄案例的第一評估調整比率；舉例如下，若2012年8月到2013年4月之間九個月的房地產指數分別為229.87、234.24、232.33、233.2、242.93、241.15、249.27、248.21、253.64，若取出三筆實價登錄案例分別亦為2012年8月、2012年12月、2013年2月，若欲評估房地的當期年月為2013年4月，則以2013年4月為基準月份，使用公式為1-(案例月份/基準月份)，以2012年8月來講，則是1-(229.87/253.64)，則能夠運算出0.094的數值，換算為調整比率則是9%，由於2013年4月的值大於2012年8月的值，故判斷2012年8月的實價登錄案例必須正向向上調整9%，因此2012年8月的實價登錄案例的第一評估調整比率則為9%，而另外2012年12月與2013年2月的實價登錄案例的第一評估調整比率則為4%跟2%；但有一點要強調的是，若運算出的第一評估調整比率若大於15%，該案例檢核模組1211則會排除該筆實價登錄案例。 The price date analysis module 1204 connected to the evaluation data integration module 1202 and a real estate index database 1212, because the real estate index database 1212 can have real estate date fluctuation index data, therefore, the real estate transaction time In the volatility index data, the impact analysis of the current year and month index of the real estate and the date index or the monthly index of the real-time registration case transaction year will be carried out to calculate the first evaluation adjustment ratio of the actual price registration case; As follows, if the real estate indices for the nine months from August 2012 to April 2013 are 229.87, 234.24, 232.33, 233.2, 242.93, 241.15, 249.27, 248.21, and 253.64, respectively, if the three actual price registration cases are taken out, For August 2012, December 2012, and February 2013, if the current year and month of the property is to be assessed as April 2013, the April 2013 month is used as the base month, using the formula 1- (case month) /Base month), in August 2012, it is 1-(229.87/253.64), and the value of 0.094 can be calculated, and the conversion ratio is 9%, since the value in April 2013 is greater than 2012. August value Therefore, it is judged that the actual price registration case in August 2012 must be adjusted upwards by 9%, so the first evaluation adjustment rate of the August 2012 actual price registration case is 9%, and in addition, December 2012 and 2013 2 The first evaluation adjustment rate of the monthly real-time login case is 4% and 2%; but one point to emphasize is that if the calculated first evaluation adjustment ratio is greater than 15%, the case checking module 1211 The actual price registration case will be excluded.
而與該評估資料統整模組1202及一地圖資料庫1213相連接之區域分析模組1205，該區域分析模組1205能夠依欲評估房地的房地位置與所有實價登錄案例之位置於該地圖資料庫中進行區域分析，並於區域內定義出一樞紐建築物或一地區生活圈中心點，再將欲評估房地的房地位 置、所有實價登錄案例之位置與樞紐建築物或地區生活圈中心點進行距離遠近影響分析，以分析出每個實價登錄案例的第二評估調整比率；舉例如下，如第2D圖所示，若取出之實價登錄案例為A、B、C，依據A、B、C之位置進行交集以找出一樞紐建築物，本實施例中則是以捷運站D做為樞紐建築物，之後欲評估房地的房地位置S做為基準，而運算方式有必須先計算A、B、C、S點到D的直線距離的絕對值，之後再依照距離換算調整率，若是A到D是200公尺、B到D是100公尺、C到D是400公尺、S到D是150公尺，以S到D為基準，公式則是將A到D/S到D，因此能運算出A到D為1.33，B到D是0.67、C到D是2.67； 之後，若定義都會區中以捷運站D為主，並將離捷運站每100公尺會有1%的評估調整比率的改變，由於A到D是200公尺，而S到D是150公尺，因此A到D與S到D的距離差為50公尺，故將50/100則會取得第二評估調整比率為0.5%，由於A到D跟S到D的距離相比，是增加距離的，故A的第二評估調整比率為0.5%亦為正向的，但B的第二評估調整比率則是為-0.5%，而C的第二評估調整比率則是為2.5%；但有一點要強調的是，若運算出的第二評估調整比率若大於15%，該案例檢核模組1211則會排除該筆實價登錄案例。 And an area analysis module 1205 connected to the evaluation data integration module 1202 and a map database 1213, wherein the area analysis module 1205 can estimate the location of the premises and the location of all the actual registration cases. The map database is used for regional analysis, and a hub building or a regional living circle center point is defined in the area, and then the housing status of the premises is to be assessed. Set the location of all the actual price registration cases and the distance analysis of the hub building or the regional living circle center point to analyze the second evaluation adjustment ratio of each actual price registration case; for example, as shown in Figure 2D If the actual price registration cases are A, B, and C, the intersections are based on the locations of A, B, and C to find a hub building. In this embodiment, the M station D is used as a hub building. After that, we want to evaluate the premises location S of the premises as the benchmark. The calculation method must first calculate the absolute value of the straight line distance from A, B, C, and S to D, and then adjust the adjustment rate according to the distance. If it is A to D It is 200 meters, B to D is 100 meters, C to D is 400 meters, S to D is 150 meters, based on S to D, the formula is from A to D/S to D, so Calculate A to D as 1.33, B to D is 0.67, and C to D is 2.67; After that, if the MRT station is defined as MRT station D, and there will be a 1% change in the adjustment ratio every 100 meters from the MRT station, since A to D is 200 meters, and S to D is 150 meters, so the distance difference between A and D and S to D is 50 meters, so 50/100 will get the second evaluation adjustment ratio of 0.5%, because A to D is compared with the distance from S to D. It is to increase the distance. Therefore, the second evaluation adjustment ratio of A is also positive, but the second evaluation adjustment ratio of B is -0.5%, and the second evaluation adjustment ratio of C is 2.5%. However, it should be emphasized that if the calculated second evaluation adjustment ratio is greater than 15%, the case checking module 1211 will exclude the actual price registration case.
而與該評估資料統整模組1202及一個別因素統計資料庫1214連接之個別因素分析模組1206，能夠以欲評估房地的基本資料、實價登錄案例之個別因素資料與該個別因素統計資料庫1214中的影響數據進行影響分析，以分析出不同因素之評估調整比率，並進行總合後，則取得每個實價登錄案例的第三評估調整比率；而該實價登錄案例之個別因素資料 係能夠為面積資料、建材資料、樓層資料、大樓管理資料或車位資料，接下來分別以不同的因素進行說明： The individual factor analysis module 1206 connected to the evaluation data integration module 1202 and the other factor statistical database 1214 can calculate the basic data of the premises, the individual factor data of the actual price registration case, and the individual factor statistics. The impact data in the database 1214 is subjected to impact analysis to analyze the evaluation adjustment ratios of different factors, and after the summation, the third evaluation adjustment ratio of each actual price registration case is obtained; and the actual price registration case is individual Factor data The system can be used for area data, building materials, floor materials, building management data or parking space data, and then explain by different factors:
(1)個別因素資料為面積資料：由於個別因素統計資料庫1214中係建有坪數影響數據，而該個別因素分析模組1206係以欲評估房地的房地坪數做為基準坪數，再將每個實價登錄案例之面積資料，以基準坪數做為標準調整出在相同比較依據下，並再以坪數影響數據分析出每個實價登錄案例之面積評估調整比率；舉例說明：若都會區以每10坪的調整比率為2%，欲評估房地的房地坪數為30坪，挑選出三筆實價登錄案例A、B、C，其面積資料分別為35坪、20坪、55坪，其中實價登錄案例A與基準坪數差異為5坪，因此調整比率則為1%，由於價登錄案例A與基準坪數差異為正向，因此面積評估調整比率亦是正向的，但實價登錄案例B與實價登錄案例C的面積評估調整比率則是-2%及5%。 (1) The individual factor data is the area data: since the individual factor statistical database 1214 is built with the number of impact data, the individual factor analysis module 1206 is based on the number of premises to be assessed. Then, the area data of each actual price registration case will be adjusted based on the benchmark number as the standard, and then the area evaluation adjustment ratio of each actual price registration case will be analyzed based on the impact data of the parity; Note: If the metropolitan area has an adjustment ratio of 2% per 10 pings, and the number of premises to be assessed is 30 pings, select three real-price registration cases A, B, and C, and the area data is 35 pings. 20 pings and 55 pings, of which the difference between the actual price registration case A and the standard ping number is 5 pings, so the adjustment ratio is 1%. Since the difference between the price registration case A and the reference ping number is positive, the area assessment adjustment ratio is also It is positive, but the area evaluation adjustment ratio of the actual price registration case B and the actual price registration case C is -2% and 5%.
(2)個別因素資料為建材資料由於個別因素統計資料庫1214中係建有建材影響數據，而該個別因素分析模組1026係以欲評估房地的房屋建材做為基準建材，再將每個實價登錄案例之建材資料，以基準建材做為標準調整出在相同比較依據下，並再以建材影響數據分析出每個實價登錄案例之建材評估調整比率；舉例說明： 若欲評估房地的房屋建材為鋼筋混凝土造，若是實價登錄案例亦是使用鋼筋混凝土造，而建材評估調整比率將是0，但若實價登錄案例是使用鋼骨鋼筋混凝土造，由於鋼骨鋼筋混凝土造會比鋼筋混凝土造成本高，因此建材影響數據則是5%的調整比率，因此使用鋼骨鋼筋混凝土造的實價登錄案例之建材評估調整比率則為-5%，但反之，若欲評估房地的房屋建材為鋼骨鋼筋混凝土造，而實價登錄案例是使用鋼筋混凝土造，該實價登錄案例之建材評估調整比率則會變成-5%。另外，除了比較建材之外，亦能夠比較建築物完成的時間，不同時間建築成本皆不同，因此亦能夠做為比較依據。 (2) Individual factor data is building materials data. Because of the individual factors, the building data impact data is built in the statistical database 1214, and the individual factor analysis module 1026 is based on the building materials to be evaluated as the building materials, and then each The building materials data of the actual price registration case is adjusted based on the benchmark building materials as the standard, and the building materials evaluation adjustment ratio of each actual price registration case is analyzed by the building material impact data; If you want to evaluate the building materials of the premises as reinforced concrete, if the actual price registration case is also made of reinforced concrete, the building materials evaluation adjustment ratio will be 0, but if the actual price registration case is made of steel reinforced concrete, due to steel Bone reinforced concrete construction is higher than reinforced concrete, so the building material impact data is a 5% adjustment ratio. Therefore, the building material evaluation adjustment ratio using the steel reinforced concrete construction price is -5%, but vice versa. If it is to be evaluated that the building materials of the premises are made of steel reinforced concrete, and the actual price registration case is made of reinforced concrete, the building material evaluation adjustment ratio of the actual price registration case will become -5%. In addition, in addition to comparing building materials, it is also possible to compare the completion time of buildings, and the construction costs are different at different times, so it can also be used as a basis for comparison.
(3)個別因素資料為樓層資料由於個別因素統計資料庫1214中係建有樓高與調整比率的樓層影響數據，而該個別因素分析模組1206係以欲評估房地的房地樓層做為基準樓層，再將每個實價登錄案例之樓層資料，以基準樓層做為標準調整出在相同比較依據下，並再以樓層影響數據分析出每個實價登錄案例之樓層評估調整比率；舉例說明：若樓層影響數據設定樓層評估調整比率分別5樓以下的公寓為5%、10樓以下的華廈為8%及11樓以上的大樓為11%，其中5樓以下的公寓的公式為5%/(樓層資料-1)，而10樓以下的華廈的公式為8%/(樓層資料-1)，而11樓以上的大樓的公式為15%/(樓層資料-1)，若欲評估房地的房地樓層為5樓公寓的3樓，而其中一筆實價登錄案例之樓層資料為5樓公寓的4樓，則能夠運作公式 5%/(5-1)為1.25%，由於實價登錄案例之樓層資料4樓，因此樓層評估調整比率則為1.25%；另外若是樓層資料為一樓或頂樓，則能夠直接取出一樣是一樓或頂樓的實價登錄案例進行比較。 (3) The individual factor data is the floor data. Because of the individual factors, the floor impact data of the building height and the adjustment ratio is built in the statistical database 1214, and the individual factor analysis module 1206 is based on the floor of the premises to be evaluated. On the base floor, the floor data of each actual price registration case is adjusted based on the reference floor as the standard, and the floor evaluation adjustment ratio of each actual price registration case is analyzed by the floor influence data; Note: If the floor impact data is set, the floor evaluation adjustment ratio is 5% for apartments below 5th floor, 8% for buildings below 10th floor, and 11% for buildings above 11th floor, and the formula for apartments below 5th floor is 5 %/(floor data-1), and the formula for Huaxia below 10th floor is 8%/(floor data-1), while the formula for buildings above 11th floor is 15%/(floor information-1), if desired The premises floor of the assessment premises is the 3rd floor of the 5th floor apartment, and the floor information of one of the actual price registration cases is the 4th floor of the 5th floor apartment, and the formula can be operated. 5%/(5-1) is 1.25%. Since the floor price of the case is 4th floor, the floor evaluation adjustment ratio is 1.25%. If the floor information is the first floor or the top floor, it can be taken out directly. Compare the actual price registration cases of the building or the top floor.
(4)個別因素資料為大樓管理資料由於個別因素統計資料庫1214中係建有有無大樓管理與調整比率的管理影響數據，而該個別因素分析模組1206係以欲評估房地有無大樓管理做為基準進行比對，再將每個實價登錄案例之大樓管理資料與欲評估房地有無大樓管理做為標準調整出在相同比較依據下，並以管理影響數據分析出每個實價登錄案例之大樓管理評估調整比率；舉例說明：管理影響數據則是依據產業界的經驗進行設定，以都會區有管理的大樓之大樓管理評估調整比率設定為2%，而都會區沒管理的大樓之大樓管理評估調整比率則是設定為0%；另外非都會區有管理的大樓之大樓管理評估調整比率則是設定為1%，而非都會區沒管理的大樓之大樓管理評估調整比率則是設定為0%；因此若欲評估房地位於都會區且有大樓管理，而實價登錄案例亦位於都會區但沒有大樓管理，因此該大樓管理評估調整比率則為2%。 (4) The individual factor data is the building management data. The individual factor analysis module 1206 is designed to evaluate whether the building has a building management or not. Compare the benchmarks, and then adjust the building management data of each real-time login case and the building management of the premises to be evaluated as the standard. Based on the management comparison data, analyze each real-time login case. The building management evaluation adjustment ratio; for example: the management impact data is set according to the experience of the industry, and the building management evaluation adjustment ratio of the management building in the metropolitan area is set to 2%, and the building of the building not managed by the metropolitan area is set. The management evaluation adjustment ratio is set to 0%; in addition, the building management evaluation adjustment ratio of the non-urban area managed building is set to 1%, and the building management evaluation adjustment ratio of the non-urban area unmanaged building is set to 0%; therefore, if you want to evaluate the premises in the metropolitan area and have building management, the actual price registration case is also located in the metropolitan area but not big Building management, so the building management evaluation adjustment rate is 2%.
(5)個別因素資料為車位資料由於個別因素統計資料庫1214中係建有車位總價數據時，若欲評估房地的基本資料為房地無車位，則該個別因素分析模組1206係會依據該個別因素統計資料庫1214中之車位總價數據，將實價登 錄案例之成交金額修正為未具有車位之成交金額；但若欲評估房地的基本資料為房地有車位，該個別因素分析模組1206則會依據該個別因素統計資料庫1214中之車位總價數據，將實價登錄案例之成交金額修正為未具有車位之成交金額後，再將未具有車位之成交金額與車位總價數據加總後以取得具有車位之成交金額；而車位總價數據除了能夠先運算儲存於該個別因素統計資料庫1214中之外，更能夠藉由該個別因素分析模組1206透過評估資料統整模組1202於實價登錄資料庫模組1215中，取出實價登錄案例，並依該依實價登錄案例進行計算以取得車位總價數據；舉例說明：若欲評估房地的基本資料為房地無車位，因此若實價登錄案例中有車位則應予扣除，以取得沒有車位的單價，其公式為(成交總價-車位價)/(房地總面積-車位面積)，因此若是成交總價為12,000,000元、車位價為2,000,000元、房地總面積為35坪，而車位面積為8坪，套入上述公式運算，則能夠修正單價為370,370元。 (5) Individual factor data for parking space data. Due to the fact that the total price of parking spaces is built in the statistical database 1214 of individual factors, if the basic information of the premises is to be assessed as no parking space in the premises, the individual factor analysis module 1206 will be According to the total price data of the parking space in the statistical database 1214 of the individual factor, the actual price will be The transaction amount of the recorded case is corrected to the transaction amount without the parking space; however, if the basic information of the premises is to be evaluated as the parking space of the premises, the individual factor analysis module 1206 will calculate the total parking space in the database 1214 according to the individual factor. The price data, after the transaction amount of the actual price registration case is corrected to the transaction amount without the parking space, the transaction amount of the non-car parking space and the total price of the parking space are added together to obtain the transaction amount with the parking space; and the total parking price data In addition to being able to be stored in the individual factor statistics database 1214, the individual factor analysis module 1206 can be used to retrieve the actual price through the evaluation data integration module 1202 in the actual price registration database module 1215. Log in to the case and calculate according to the actual price registration case to obtain the total price of the parking space. For example: If the basic information of the premises is to be assessed as no parking space in the premises, the parking space in the case of the actual price registration should be deducted. In order to obtain the unit price without parking space, the formula is (total transaction price - parking space price) / (total area of the premises - parking space area), so if the total transaction price is 12,000,000 yuan Parking price is $ 2,000,000, the premises of a total area of the floor 35, floor 8 and the parking area, the above equation set into operation, the unit price of 370, 370 yuan can be corrected.
而第三評估調整比率則是將面積評估調整比率、建材評估調整比率、樓層評估調整比率、大樓管理評估調整比率總合後則能夠取得；但有一點要強調的是，若運算出的第三評估調整比率若大於15%，該案例檢核模組1211則會排除該筆實價登錄案例。 The third assessment adjustment ratio is obtained by summing the area assessment adjustment ratio, the building material assessment adjustment ratio, the floor assessment adjustment ratio, and the building management evaluation adjustment ratio; but one point to emphasize is that if the calculated third If the evaluation adjustment ratio is greater than 15%, the case checking module 1211 will exclude the actual price registration case.
而當第一評估調整比率、第二評估調整比率及第三評估調整比率都取得後，則能夠先藉由該總調整比率運算模組1207將每個實價登錄案例之第一評估調整比率、第二評估調整比率及第三評估調整比率，調整 出每個實價登錄案例之總調整比率，之後，再由該案例成交金額調整模組1208依據總調整比率將實價登錄案例之成交金額調整為當期成交金額數據；而該案例權重運算模組1209則能夠將每個實價登錄案例之第一評估調整比率、第二評估調整比率及第三評估調整比率，進行權重運算，以分析出每個實價登錄案例之權值後，再藉由該房地評價運算模組1210將每個實價登錄案例之當期成交金額數據，依據每個實價登錄案例之權值進行運算，以重新運算出一欲評估房地的房地評價參考成交金額數據，而最後顯示之房地評價參考成交金額數據則會放寬範圍+5%~-5%之間。 After the first evaluation adjustment ratio, the second evaluation adjustment ratio, and the third evaluation adjustment ratio are all obtained, the first adjustment adjustment ratio of each of the actual price registration cases can be first obtained by the total adjustment ratio calculation module 1207, Second evaluation adjustment ratio and third evaluation adjustment ratio, adjustment After the total adjustment ratio of each real-time login case, the case transaction amount adjustment module 1208 adjusts the transaction amount of the real-time login case to the current transaction amount data according to the total adjustment ratio; and the case weight calculation mode The group 1209 can perform a weight calculation on the first evaluation adjustment ratio, the second evaluation adjustment ratio, and the third evaluation adjustment ratio of each of the actual price registration cases, and analyzes the weight of each real-price login case, and then borrows The real estate evaluation calculation module 1210 calculates the current transaction amount data of each actual price registration case according to the weight value of each real-price registration case, so as to recalculate the real estate evaluation reference of the real estate to be evaluated. The transaction amount data, and the last displayed property evaluation reference transaction amount data will be relaxed between +5% and -5%.
如第2E圖所示，在此提供另外一個已完成之欲評估房地的房地評價計算架構轉換表格做為實施說明，實價登錄案例A、B、C之成交金額分別為350,000、380,000、340,000，為了方便運算，建立一交易情況、價格日期、區域因素、個別因素皆為100%的勘估標的，並依據價格日期、區域因素、個別因素則能夠分別取得每個實價登錄案例之第一評估調整比率、第二評估調整比率及第三評估調整比率，以實價登錄案例A來說，依據第一評估調整比率(5%)、第二評估調整比率(-10%)及第三評估調整比率(8%)，將價格日期、區域因素、個別因素調整為105%、90%、108%後，將價格日期、區域因素、個別因素轉換為總調整比率為102.06%(1.05*0.9*1.08*100%)，而實價登錄案例B、C的總調整比率分別為113.57%、105.75%； 之後，將實價登錄案例之成交金額調整為當期成交金額數據，以實價登錄案例A為例，當期成交金額數據為350000*1.0206，因此取得357,210，相同方式實價登錄案例B、C之當期成交金額數據為431,558、 359,562；之後，以第一評估調整比率、第二評估調整比率及第三評估調整比率，進行權重運算，以實價登錄案例A為例，將實價登錄案例A之第一評估調整比率(5%)、第二評估調整比率(-10%)及第三評估調整比率(8%)的絕對值相加為23、實價登錄案例B之絕對值相加為13、實價登錄案例C之絕對值相加為14，其中權值公式是將(各別實價登錄案例之第一評估調整比率、第二評估調整比率、第三評估調整比率之絕對值相加的倒數)/(所有實價登錄案例之第一評估調整比率、第二評估調整比率、第三評估調整比率之絕對值相加的倒數之總合)，以實價登錄案例A來講，則是，如此將能取得實價登錄案例A的權值為0.23，而相同運算方式，實價登錄案例B、C的權值分別為0.40、0.37。 As shown in Figure 2E, another completed calculation form for the evaluation of the premises of the premises to be evaluated is provided as an implementation description. The transaction amounts of the actual price registration cases A, B and C are 350,000 and 380,000 respectively. 340,000, in order to facilitate the calculation, establish a transaction situation, price date, regional factors, individual factors are 100% of the survey target, and according to the price date, regional factors, individual factors, each can obtain the actual price of the registration case An evaluation adjustment ratio, a second evaluation adjustment ratio, and a third evaluation adjustment ratio, which are based on the actual evaluation of Case A, based on the first evaluation adjustment ratio (5%), the second evaluation adjustment ratio (-10%), and the third After adjusting the adjustment ratio (8%), after adjusting the price date, regional factors, and individual factors to 105%, 90%, and 108%, the price date, regional factors, and individual factors are converted into a total adjustment ratio of 102.06% (1.05*0.9). *1.08*100%), and the total adjustment ratios of the actual price registration cases B and C are 113.57% and 105.75% respectively. After that, the transaction amount of the actual price registration case is adjusted to the current transaction amount data, and the actual price is registered in the case. A is The current transaction amount data is 350,000*1.0206, so 357,210 is obtained. The current transaction value of the same way for the actual price of the case B and C is 431,558, 359,562; after that, the first evaluation adjustment ratio, the second evaluation adjustment ratio and The third evaluation adjustment ratio, weight calculation, taking the actual price registration case A as an example, the first evaluation adjustment ratio (5%), the second evaluation adjustment ratio (-10%) and the third evaluation of the actual price registration case A The absolute value of the adjustment ratio (8%) is added to 23. The absolute value of the actual price registration case B is added to 13. The absolute value of the actual price registration case C is added to 14, where the weight formula is The first evaluation adjustment ratio of the price registration case, the second evaluation adjustment ratio, and the reciprocal of the absolute value of the third evaluation adjustment ratio) / (the first evaluation adjustment ratio of all the actual price registration cases, the second evaluation adjustment ratio, the first The third is to estimate the sum of the absolute values of the adjustment ratios and the sum of the reciprocals. Thus, the weight of the actual price registration case A can be 0.23, and the weight of the actual transaction mode B and C is 0.40 and 0.37, respectively.
最後，再依實價登錄案例A、B、C之權值進行運算，而欲評估房地的房地評價參考成交金額數據公式為{(實價登錄案例A之當期成交金額數據*實價登錄案例A之權值)+(實價登錄案例B之當期成交金額數據*實價登錄案例B之權值)+(實價登錄案例C之當期成交金額數據*實價登錄案例C之權值)}，實際運算為{(357210*0.23)+(431558*0.4)+(359562*0.37)}，因此最後可以取得欲評估房地的房地評價參考成交金額數據為387,899。 Finally, the weights of the cases A, B, and C are registered according to the actual price, and the formula for calculating the real estate evaluation reference value of the real estate is {{the actual transaction value of the real-time registration case A* The value of the login case A) + (the current transaction value of the actual price of the case B) * the weight of the actual price of the case B) + (the actual transaction value of the actual price of the case C) * the actual price of the case C The weight value)}, the actual operation is {(357210*0.23)+(431558*0.4)+(359562*0.37)}, so the final calculation of the real estate evaluation reference data for the premises to be evaluated is 387,899.
另外，有一點要強調的是，若總調整比率若大於30%或是每筆實價登錄案例的總調整比率之間差異若大於20%，則排除該筆實價登 錄案例。 In addition, it is important to emphasize that if the total adjustment ratio is greater than 30% or the difference between the total adjustment ratios of each actual price registration case is greater than 20%, the actual price is excluded. Record the case.
綜上所述，如第3圖所示，本發明之房地評價方法，其步驟為：1. 先由一使用者藉由一電子裝置連接至一房地評價平台，並輸入欲評估房地的基本資料，而欲評估房地的基本資料係為當期年月、使用者所在的位置或是使用者輸入所欲評估的房地位置301；2. 而房地評價平台能夠依據欲評估房地的基本資料，於實價登錄資料庫模組中取出至少三筆最近成交及與使用者所在的位置距離最近或與使用者輸入的位置距離最近的實價登錄案例，而每個實價登錄案例中係至少包含有案例位置、成交年月、成交金額及交易明細302；3. 先藉由比對交易明細中是否有會影響交易價格之文字與實價登錄案例之間的價格差異是否過大，以排除不需要之實價登錄案例303；4. 之後，將欲評估房地的當期年月、實價登錄案例的成交年月與一房地產指數資料庫中的房地產指數進行影響分析，以分析出每個實價登錄案例的第一評估調整比率304；5. 之後，於一地圖資料庫中，將欲評估房地的房地位置、所有實價登錄案例之位置進行距離遠近影響分析，以分析出每個實價登錄案例的第二評估調整比率305；6. 之後，以欲評估房地的基本資料、實價登錄案例之個別因素資料與一個別因素統計資料庫之影響數據進行影響分析，以分析出不同因素之評估調整比率，並進行總合後，則取得每個實價登錄案例的第 三評估調整比率306；7. 再以第一評估調整比率、第二評估調整比率及第三評估調整比率，運算出每個實價登錄案例之總調整比率及每個實價登錄案例之權值，而總調整比率能夠將實價登錄案例之成交金額調整為當期成交金額數據307；8. 之後，將每個實價登錄案例之當期成交金額數據，依據每個實價登錄案例之權值進行運算，以重新運算出一分配後當期的房地評價參考成交金額數據308。 In summary, as shown in FIG. 3, the method for evaluating the premises of the present invention has the following steps: 1. First, a user connects to a premises evaluation platform by an electronic device, and inputs the premises to be evaluated. Basic information, and the basic information to be assessed is the current year, the user's location or the user's input of the premises location to be assessed 301; 2. The premises evaluation platform can be based on the assessment of the room Basic information of the land, in the actual price registration database module, take out at least three recent transactions and the closest to the user's location or the nearest real-time login case, and each real-time login The case includes at least the case location, the transaction year, the transaction amount, and the transaction details 302; 3. By comparing whether the price difference between the text and the actual price registration case in the transaction details affects the transaction price is too large, In order to exclude the unneeded actual price of the case 303;4. Afterwards, the current year and month of the real estate, the transaction date of the actual price registration case and the real estate index in a real estate index database will be affected. Analysis to analyze the first evaluation adjustment ratio 304 of each actual price registration case; 5. After that, in the map database, the location of the premises to be evaluated, and the location of all the actual price registration cases are far and near. Impact analysis to analyze the second evaluation adjustment ratio 305 of each actual price registration case; 6. After that, the basic data of the real estate, the individual factor data of the actual price registration case and the influence of a different factor statistical database The data is analyzed for impact analysis to analyze the adjustment ratios of different factors, and after the total is combined, the first case of each actual price registration case is obtained. 3. Evaluating the adjustment ratio 306; 7. Calculating the total adjustment ratio of each real-time login case and the weight of each actual-price login case by using the first evaluation adjustment ratio, the second evaluation adjustment ratio, and the third evaluation adjustment ratio. And the total adjustment ratio can adjust the transaction amount of the actual price registration case to the current transaction amount data 307; 8. After that, the current transaction amount data of each actual price registration case, according to the right of each actual price registration case The value is calculated to recalculate the current real estate evaluation reference transaction amount data 308 after the distribution.
本發明所提供之不動產實價登錄資訊整合運算評價系統及其方法，與其他習用技術相互比較時，其優點如下：1. 本發明能夠提供一不動產實價登錄資訊整合運算評價系統及其方法，讓使用者藉由電子裝置連上平台，並輸入欲評估房地的簡單資料，以取得至少三筆的實價登錄案例進行調整，則能夠讓使用者得到與符合現今時間點情況之欲評估房地的房地評價數據資料。 The real estate price registration information integration calculation evaluation system and method thereof provided by the invention are compared with other conventional technologies, and the advantages thereof are as follows: 1. The invention can provide a real estate price registration information integration operation evaluation system and method thereof, Allowing the user to connect to the platform via electronic devices and input simple information to evaluate the premises to obtain at least three real-time login cases for adjustment, the user can obtain the evaluation room that meets the current time point. Land evaluation data.
藉由以上較佳具體實施例之詳述，係希望能更加清楚描述本發明之特徵與精神，而並非以上述所揭露的較佳具體實施例來對本發明之範疇加以限制。相反地，其目的是希望能涵蓋各種改變及具相等性的安排於本發明所欲申請之專利範圍的範疇內。 The features and spirit of the present invention will be more apparent from the detailed description of the preferred embodiments. On the contrary, the intention is to cover various modifications and equivalents within the scope of the invention as claimed.
1‧‧‧不動產實價登錄資訊整合運算評價系統 1‧‧‧ Real Estate Price Login Information Integration Computing Evaluation System
11‧‧‧電子裝置 11‧‧‧Electronic devices
111‧‧‧GPS模組 111‧‧‧GPS module
112‧‧‧房地評價程式 112‧‧‧ premises evaluation program
12‧‧‧房地評價平台 12‧‧‧ premises evaluation platform
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| TWI625692B (en) * | 2016-07-13 | 2018-06-01 | 林璟輝 | A method applied for a real estate transaction medium system |
| CN113988641A (en) * | 2021-10-29 | 2022-01-28 | 重庆汇集源科技有限公司 | Automatic valuation system for residential real estate |
| TWI774806B (en) * | 2018-07-20 | 2022-08-21 | 聚英企業管理顧問股份有限公司 | Device and method for transmitting transaction price of similar objects |
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| TWI712000B (en) * | 2019-09-19 | 2020-12-01 | 臺灣土地銀行股份有限公司 | Real estate valuation analysis system |
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| US20030078878A1 (en) * | 2001-10-22 | 2003-04-24 | Opsahl-Ong Lorinda R. | Systems and methods for evaluating commercial real estate property using stochastic vacancy information |
| US8527528B2 (en) * | 2007-03-23 | 2013-09-03 | Neil Binder | Evaluating real estate properties |
| TWI382357B (en) * | 2008-11-12 | 2013-01-11 | Processing of real estate transactions and its handling system | |
| TWM448015U (en) * | 2012-10-02 | 2013-03-01 | Sinyi House Co Ltd | Fuzzy address display mechanism |
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| TWI625692B (en) * | 2016-07-13 | 2018-06-01 | 林璟輝 | A method applied for a real estate transaction medium system |
| TWI774806B (en) * | 2018-07-20 | 2022-08-21 | 聚英企業管理顧問股份有限公司 | Device and method for transmitting transaction price of similar objects |
| CN113988641A (en) * | 2021-10-29 | 2022-01-28 | 重庆汇集源科技有限公司 | Automatic valuation system for residential real estate |
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