TWI637342B - Geographical Information Evaluation System for House Prices - Google Patents

Abstract

A housing price geographic information evaluation system mainly includes a premises database module, a data processing module, an estimation calculation module, and a map data processing module. Cases are built and inspected through the data processing module. Core, as well as the analysis and calculation of the estimation calculation module, and then integrate it into the map data processing module to form a map of house price geographic maps that can analyze the changes in estimated information in a layer analysis to provide geographical location and real estate price changes. relationship.

Description

Geographical Information Evaluation System for House Prices

The invention relates to a platform system for providing real estate evaluation information, in particular to a house price geographic information evaluation system that integrates a real estate evaluation system and a geographic information system (GIS) and can analyze changes in estimated information in layers.

According to the real estate prices registered on the road since the Republic of China in 2011, due to the openness and transparency of information, relevant businesses can make good use of them. For example, the real estate evaluation system developed by real estate companies in the market is mainly based on analyzing the conditions that users enter for inquiries. After the internal calculation and evaluation of the system, several cases selected by the system are provided for users' reference. However, such systems need to enter a large number of conditions for use, which is relatively inconvenient to operate, and is likely to be caused by insufficient or incorrect input conditions. The cases provided by the system cannot meet the needs of users, and may even lead to misleading users' judgments. It is difficult to form effective benefits. Furthermore, for the analysis of real estate prices, various factors may cause changes in price differences, such as living performance, environment, school districts, Even factors such as the landscape, even if the locations are close, may cause significant price differences, and the existing real estate evaluation system cannot provide users with information about price changes in geographical locations.

Other systems such as the Republic of China Announcement No. I502536 "Integrated computing evaluation system and method" invention patent case, this case is in actual use, the user entered a number of conditions for the premises you want to find (as shown in Figure 2A of the case, the conditions have location, type , Floor, floor number, use zone, use purpose, parking space, management, building materials, etc.), the system will select three or five cases (as shown in Figure 2B or 2C of the case) for internal adjustment calculations (date analysis) Adjustment ratio of regional analysis, factor analysis, etc.), and finally provide the estimated price of the premises that the user wants to find (such as 5 ~ 5.5 million yuan). Taking the case system as an example, the need to enter a large number of conditions is not conducive to user operation. If any of the conditions is wrong, the results will be greatly biased. In addition, as mentioned above, there are many factors that cause changes in house prices, which are provided in several cases. As a result, it is difficult to meet the current situation and user needs, and these cases and results are the results of processing in the system, making it impossible for users to judge whether it is of reference value or not.

In addition, in the use of real-value registration information such as the above-mentioned real estate system, in addition to excluding cases where the type and type are different and the nature of the transaction affects the price, the case of incomplete information (including parking information Incomplete cases) are often excluded together, so the number of cases that can be used is extremely limited. As shown in the following table, the general evaluation system can only use about 25% of the number of cases, so it is difficult to provide a complete evaluation with high reference value. Therefore, how to improve the use of case resources is also a subject that needs to be improved in this field.

Furthermore, the current real estate-related systems in the market are second-hand existing home markets. There has never been any system that can calculate the "pre-sale market price" of a house for the purpose of estimating land purchase costs for the builders. Or for the general public to analyze the comparison of prices, simply put, the conditions of each real estate and its market price are different, the previous system could not provide effective comparison information in many different cases. Therefore, in view of the shortcomings in the prior art, the inventor of this case devoted himself to the analysis of the data and the development of the system. After continuous integration and testing, the present invention was finally completed.

The main purpose of the present invention is to integrate real estate information with geographic information, so that information about real estate evaluation can be analyzed and expressed in a layered manner, effectively providing the relationship between geographical location and changes in real estate information, especially the parity between different locations. Relationship is a new concept of geographic information evaluation system for house prices.

In addition, another object of the present invention is to improve the shortage of resources. From the cases that were not considered in the past, try to recover the cases that can be used for compensation, increase the number of cases considered, and improve the reference of the system. Value; In the present invention, the case where the parking space information is incomplete is classified from the cases that have not been considered in the past, and the estimated compensation is used as a case that can be considered, as shown in the following table. Compared with the past, The invention can increase the number of cases that can be considered to more than 150%, greatly improves the use of resources, and can provide more accurate evaluation information.

In order to achieve the above purpose, the geographic information evaluation system for house prices of the present invention is integrated Real estate appraisal information and geographic information to provide an interface of geographic maps of house prices. The main technical means and technical content include at least a premises database module, a data processing module, an estimation calculation module and a map data. Processing module; among which, a plurality of real estate data are stored in the premises database module; the data processing module is connected to the premises database module to construct each case according to the required information , And carry out a standard inspection process for each case, where the information to be built includes at least geographic location, coordinate parameters, total price area information and parking space information, and the coordinate inspection process is used to check each case Coordinate parameters for cases without coordinate parameters based on geographic location, so that each case has corresponding coordinate parameters; the estimation operation module is connected to the data processing module to receive the data processing The cases provided by the module are analyzed based on at least the total price area information and parking space information of each case to calculate the estimated unit price of each case. In the process of analysis and calculation, the computing module performs at least one parking space estimation compensation process for each case. The parking space estimation compensation process analyzes the parking space information of each case to distinguish between parking spaces but no parking space price or parking space area. Cases of incomplete parking space information, and estimate and compensate for the parking space price or parking area of these cases with incomplete parking space information; the map data processing module is related to the data processing module, the estimation calculation module and a map The database module is connected to import all cases and map information and integrated into the interface of the geographic price of the house price. Among them, the map data processing module is provided with at least a data point module and a unit price layer module. The data point The module can form the corresponding data points on the interface of the geographical map of the house price according to the coordinate parameters of each case. The unit price layer module can be based on the estimated unit prices of these cases and according to the set price interval On the interface of the house price geographic map, an equivalent grid or equivalent price line unit layer is formed.

In a feasible embodiment of the evaluation system of the present invention, the premises database module stores The stored real-estate information can be real-value registration data or further stored market-adjusted pre-sale information. The market-adjusted pre-sale information is case data obtained based on market pre-sale housing surveys.

In a feasible embodiment of the evaluation system of the present invention, remark information is further built in the data processing module, and the data processing module further performs a checkout procedure for each case to analyze the validity of the case and avoid Provide inaccurate cases to the estimation calculation module; the detection process at least determines whether the remark information of each case contains conditions that affect prices, such as debt-debt relationship transactions, relative-friend relationship transactions, gifts of nature, or For other special forms of transactions, the case is excluded if there is one, and it is provided to the estimation calculation module if it is not.

In a feasible embodiment of the evaluation system of the present invention, year information is further built in the data processing module, and the estimation calculation module further analyzes based on the year information to estimate the estimated unit price of each case, and the In the process of analysis and estimation, the estimation calculation module further performs a regression estimation procedure for each case, which is used to perform analysis and projection based on the year information of the case and the regression index in a regression index data module to estimate The estimated unit price for return to pre-sale status. Through the process of regression estimation, the estimated unit price of these cases can be pushed back to the pre-sale state, so that the system can analyze and evaluate the cases at the same level, and provide more accurate information on geographical changes in house prices for use. For reference and comparison, in addition, the estimated price returning to the pre-sale state makes the system of the present invention more useful for reference and evaluation by developers.

In a feasible embodiment of the evaluation system of the present invention, an abnormality detection procedure is further performed on the estimation calculation module for each case where the parking space information is estimated and compensated, so as to determine whether the case is a case based on the proportion of parking spaces. Abnormal, if it is abnormal, exclude the case.

In a feasible embodiment of the evaluation system of the present invention, the data point module can further form the excluded case and the excluded case on the interface of the geographic map of the house price Data points into different images.

In a feasible embodiment of the evaluation system of the present invention, the graphic data processing module can further be provided with a total price layer module, which can be based on the total price of these cases and based on the set price interval to the house price. The total price layer of the equivalence grid or equivalence line is formed on the geographic map interface.

In summary, the evaluation system of the present invention has at least the following characteristics:

1. The combination of geography and data allows users to directly and quickly grasp the price information of the location they want to find.

2. Provide references for geographic location and information changes, integrate and evaluate many case data, analyze with layers, and provide users with price comparison or comparison information.

3. The operation is not limited by search conditions, and users can freely view it on the price map interface.

4. The information is transparent. In addition to the layer information for system evaluation and analysis, users can also obtain information from the data points of all cases for analysis, and judge the price information that is more in line with actual needs.

5. Compensate for the lack of case information, effectively use more case resources, and improve the reference value of system analysis and evaluation data.

6. Provide the estimated price of the pre-sale status, which is helpful for the construction company's land purchase, bank pre-sale appraisal and lending, and other industries, as well as the analysis and comparison of the general public buying a house.

In order to obtain a more specific understanding of the above-mentioned objects, features, and functions of the present invention, the preferred embodiments of the present invention are described in conjunction with the drawings as follows:

1‧‧‧House price geographic information evaluation system

10‧‧‧Premises Database Module

101‧‧‧Net price registration information

102‧‧‧ Pre-sale Information

11‧‧‧Map Database Module

12‧‧‧Parking Index Data Module

13‧‧‧Regression Index Data Module

20‧‧‧Data Processing Module

21‧‧‧ Coordinate Inspection Procedure

22‧‧‧Checkout Procedure

30‧‧‧Estimation Computing Module

31‧‧‧Parking estimation compensation procedure

32‧‧‧ Return estimation process

33‧‧‧ Anomaly Detection Procedure

40‧‧‧Graphic data processing module

41‧‧‧Data Point Module

42‧‧‧Unit Price Layer Module

43‧‧‧Total price layer module

5‧‧‧Interpretation of geographic map of house prices

51, 52‧‧‧ Data points

53‧‧‧ Equivalent range

54‧‧‧Unit price layer

55‧‧‧Total price layer

FIG. 1 is a schematic diagram of a system architecture of a preferred embodiment of the present invention; FIG. 2 is a schematic diagram of a data processing module operation in the embodiment; and FIG. 3 is a schematic diagram of an estimated operation module operation in the embodiment; Figures 4a and 4b are schematic diagrams of the operation window of the data point module in the map data processing module of this embodiment and the diagrams presented on the geographic map interface of housing prices; Figures 5a and 5b are the map data processing module of this embodiment respectively. Schematic diagram of the operation window of the data point module and the diagram presented in the interface of house price geographic map; Figures 6a and 6b are the diagram of the operation window of the unit price layer module in the map data processing module of this embodiment and the diagram presented in the interface of house price geographic map Figures 7a and 7b are a schematic diagram of the operation window of the total price layer module in the map data processing module of the embodiment and a schematic diagram presented on the geographic map interface of the house price, respectively.

Please refer to FIG. 1. It can be seen that the main structure of the house price geographic information evaluation system 1 according to the embodiment of the present invention includes a premises database module 10, a map database module 11, a parking index data module 12, a The regression index data module 13, a data processing module 20, an estimation operation module 30, and a map data processing module 40.

In practice, the present invention is a platform system for providing real estate evaluation information. The premises database module 10, the map database module 11, the parking index data module 12 and the regression index data module 13 are equivalent to a part of the database. The data processing module 20, the estimation operation module 30, and the map data processing module 40 are equivalent to the processor part. In the processing, the relevant real estate data is processed and analyzed by appropriate analysis and estimation. Geographic Information System (GIS, Geographic Information System) integration to form a house price geographic map interface 5 that can provide house price change information in layers, for users to operate, find data on expected areas, and obtain house price change information in expected areas.

In this embodiment, a plurality of real estate data are stored in the real estate database module 10, and these real estate data can be mainly divided into real price registration information 101 and market adjustment pre-sale information 102. Among them, the real price registration information 101 is mainly It is the real estate transaction information released by the Ministry of the Interior, and the market adjustment pre-sale information 102 is the case information of the pre-sale case obtained according to the current market conditions.

Please also refer to FIG. 2 together. The data processing module 20 is mainly connected to the premises database module 10, and is used to obtain the real estate data from the premises database module 10, according to the information field preset by the system. Intercept the information content of each piece of real estate data and build each case; the system's default fields include geographic location, coordinate parameters, total price area information, parking space information, year information, remark information, etc. In general, The aforementioned geographical location mainly refers to the address information of the case, and the aforementioned coordinate parameters are information corresponding to the geographic location of the case and used by the map data processing system 40. The aforementioned total price area information mainly refers to the total price, unit price, Jianping and other information. The aforementioned parking space information is mainly about the number of parking spaces, parking price, parking space and other information of the case. The foregoing year information is mainly about the transaction year, building year, and house age of the case. The remark information is the case. Notes on general projects in China and Africa, such as special transactions / transfers, records of housing and furnishings.

In practice, the transaction types of the real-value registration data 101 are wide, and the information content of each case is unavoidable. Therefore, in this embodiment, the data processing module 20 has at least one standard verification process for each case 21 And a checkout procedure 22, which are used to check the coordinate parameters of each case and to screen out cases suitable for evaluation and analysis; among them, the coordinate checkout procedure 21 is The map database module 11 is connected to obtain the comparison parameters between the geographic location and the map coordinates to check the coordinate parameters of each case. When the inspection finds that the case lacks the coordinate parameters, it can be converted into coordinate parameters based on the geographic location to compensate, so that each Each case has corresponding and correct coordinate parameters; the detection procedure 22 is mainly based on judgments based on predetermined rules and conditions to screen out evaluable cases and cases that need to be excluded, and provide unexcluded evaluable cases to the estimation operation. Module 30. In practice, the rules and conditions of the detection procedure 22 can be determined according to actual requirements. Usually, at least the judgment information of the case contains conditions that affect the price and excludes such cases of abnormal prices; and For the benefit of this implementation, for the analysis and evaluation of the lean system, at least the rules and conditions of the detection procedure are to determine whether the real estate type of the case conforms to the residential type, whether the main information of the case is complete, and whether the remark information of the case is Contains conditions that affect prices, etc.

Please also refer to FIG. 3 together. The estimation operation module 30 is connected to the data processing module 20 to receive the evaluable cases selected by the data processing module 20 for analysis, estimation, and other actions. In this embodiment, In the estimation operation module 30, a parking space estimation compensation program 31, a regression estimation program 32, and an abnormality elimination program 33 are mainly performed to calculate the estimated unit price of each case.

The parking space estimation compensation procedure 31 is to analyze the parking space information of each case first. According to the situation of the parking space information, the evaluable cases can be classified into (a) no parking space, (b) parking space (with parking space price, parking space) Area), (c) including parking spaces (no parking space price, parking space area), (d) including parking spaces (no parking space price, parking space area), (e) including parking spaces (space parking price, parking space area), where ( a) and (b) are cases where parking space information is complete, and (c), (d), and (e) are cases where parking space information is incomplete at the time of registration; in general, cases where parking space information is complete Since the unit price of parking spaces can be deducted from the total price and Jianping back calculation, the real estate system that is used can use these two types of cases, but for the three types mentioned above, In the case of incomplete parking space information, most of the learned systems can only be excluded and cannot be properly used.

In this embodiment, after the analysis of the parking space information is completed, the parking space estimation compensation program 31 then imports the relevant compensation index from the parking space index data module 12 to carry out the parking space price or parking area case for these incomplete parking space information cases. Estimated compensation. The compensation index related to the parking space price or parking space area can be a compensation index set by statistical analysis of rules of thumb or other methods. When the estimated parking compensation program 31 is completed, the estimated computing module 30 The estimated unit price of the parking space status can be deduced from the information such as the total price, the building floor, the parking space price, and the parking space area.

The regression estimation program 32 is mainly based on the analysis of the year information, and the corresponding regression index is imported from the regression index data module 13 for calculation. The estimated unit price of the aforementioned deductible parking state for these evaluable cases is further pushed back to the deducted parking space and is Estimated unit price for return to pre-sale status. In practice, in order to avoid the case where the parking space information is estimated and compensated, the unit price is abnormally estimated. For example, when the estimated parking area area is too large, the area of the premises will be too small and the estimated unit price will be too high. In this embodiment, the abnormality detection program 33 is performed to determine whether the case is abnormal according to the proportion of parking spaces. If the case is abnormal, the case is excluded. If there is no abnormality, the estimation operation is completed. The case is provided to the map processing module 40 for layer analysis.

The map data processing module 40 is mainly connected with the data processing module 20, the estimation operation module 30, and the map database module 11 for importing information of all cases and maps and integrating it into the geographic map interface 5 of house prices; In the embodiment of the present invention, the map data processing module 40 is a GIS (Geographic Information System) architecture, which replaces geographic data with real estate data, and constructs a geographic map interface 5 for house prices. As shown in Figs. 4a to 7b, this is a basic application of the graphic data processing module 40 in this embodiment, which mainly includes a data point module 41, a unit price layer module 42 and a total price layer module 43.

The data point module 41 is capable of importing information of all cases from the data processing module 20 and the estimation operation module 30 (cases in which the estimation processing is completed and cases excluded), according to the coordinate parameters of each case, in the housing price. Corresponding data points 51 and 52 are formed on the geographic map interface 5 (as shown in Figure 4b and Figure 5b). In a feasible embodiment, the data point module 41 forms data points 51 and 52 of different images on the housing price geographic map interface 5 respectively from the excluded cases and the excluded cases, so as to facilitate users' Identification and operation.

In actual use, as shown in Figures 4a and 5a, the user can perform the operation of the data point module 41 from the operation window preset in the screen. Among them, when the "real price point" or "case “Point” option, click the display status, and you can display the corresponding actual price registration data point or market adjustment pre-sale information data point (as shown in Figures 4b and 5b) on the geographical map interface 5 of the house price; it can also be used. Click the corresponding data points 51 and 52 on the house price geographic map interface 5 to view the detailed information of the case (as shown in Figure 5b), and click the "Label Display" display status from the function window (as shown in Figure 5b). (As shown in Fig. 5a), the unexcluded cases can be displayed on the house price geographic map interface 5 with simple information labels to increase the convenience of browsing.

The unit price layer module 42 is mainly based on the estimated unit price of the case where the estimation calculation process is completed, and forms a plurality of equivalent grids or lines of equivalence on the house price geographic map interface 5 according to the set price interval. Of unit price layer 54. As shown in FIG. 6b, this embodiment adopts the expression of the equivalence range line 53. The processing of the GIS is based on the positions and estimated unit prices of the cases where the estimation calculation processing is completed, and the price interval is set to 50,000. After interpolation and other settings (such as smoothness, color gradation, etc.), a unit price layer 54 with a plurality of equivalence lines 53 is constructed on the house price geographic map interface 5. If the equivalent grid representation is adopted, Then the setting of the grid range is more than the above (for example, a rectangle with an actual length and a width of 30 km is set as a grid range). The equivalent grid replaces the range (not shown) outlined by the equivalent distance line 53, and a unit price layer 54 of an equivalent grid is formed on the house price geographic map interface 5. In actual use, as shown in Fig. 6a, the user can perform operations on the unit price layer module 42 from the operation window preset in the screen, such as "unit price estimation line" (that is, the unit price layer 54) and so on. The display status of the related functions of the price tag line 53 "tag data" can display the corresponding unit price layer 54 information content on the house price geographic map interface 5 to reliably grasp the unit price information of the desired location and the surrounding price changes.

The total price layer module 43 is similar to the unit price layer module 42 in terms of processing. It is mainly based on the total price of the case of the calculation and calculation process, and is based on the set price interval on the price map interface 5. A total price layer 55 of a plurality of equivalence grids or equivalence lines 53 is formed. As shown in Figure 7b (the purchasing power shown in the figure is the total price), the processing of the GIS in this embodiment is based on the position and the total price of the cases where the estimation calculation processing is completed. There are various price interval settings, respectively 2.5 million (below 30 million), 5 million (30-60 million), 10 million (60-100 million) and 50 million (more than 10 million), after interpolation and other settings (such as smoothness, color scale, etc.) Setting), a total price layer 55 with a plurality of equivalence lines 53 is constructed on the geographical map interface 5 of the house price; and for the expression method of the equivalent grid, please refer to the above for more settings of the grid range. The equivalent grid replaces the range (not shown) outlined by the equivalent distance line 53, and a total price layer 55 of the equivalent grid is formed on the house price geographic map interface 5. In actual use, as shown in Figure 7a, the user can perform operations on the total price layer module 43 from the operation window preset in the screen, such as "purchase ability line" (that is, the total price layer 55) and The display status of the related function of the equivalent price line 53 "label information" can display the corresponding total price layer 55 information content on the house price geographic map interface 5. The user can see the different areas by the price change of the total price layer 55 Consumption capacity, and used with the unit price layer 54, can provide operators to easily analyze the value of land construction, or for comparison and reference for general users.

In summary, it can be known that the present invention uses the layered estimation information (such as unit price layer 54, total price layer 55, etc.) to quickly allow users to intuitively find the appropriate area based on the expected price level and clearly understand the forecast. Finding information about price changes around the region helps to grasp the information and allows users to make a complete evaluation and reference based on the information provided, which is in line with the requirements for patent applications and submits patent applications in accordance with the law.

However, the content of the above description is only a description of the preferred embodiments of the present invention. Any changes, modifications, changes, or equivalent substitutions extended in accordance with the technical means and scope of the present invention should also fall into the patent application of the present invention. Within range.

Claims (8)

A geographic price information evaluation system for housing prices integrates real estate evaluation information and geographic information to provide a geographic map interface for housing prices. The geographic price evaluation system for housing prices includes at least: a premises database module that stores a plurality of real estate data; A data processing module is connected to the premises database module, and is used to build each case according to the required information, and to perform a standard inspection process on each case. Among them, The information includes at least the geographic location, coordinate parameters, total price area information, and parking space information, and the coordinate inspection process is used to check the coordinate parameters of each case, and to compensate for cases lacking coordinate parameters based on geographic location, so that each The case has corresponding coordinate parameters; an estimation calculation module is connected to the data processing module to receive the cases provided by the data processing module, and at least according to the total price area information of each case And parking space information to analyze the estimated unit price of each case. Among them, the estimation calculation module, in the process of analyzing the estimation, at least In each case, a parking space estimation and compensation process is performed. The parking space estimation and compensation process is to analyze the parking space information of each case, to distinguish between cases where there is parking space but no parking space price or parking space area is incomplete. The parking price or parking area of the case with incomplete information is estimated and compensated; a map data processing module is connected to the data processing module, the estimation calculation module and a map database module to import all The case and map information is integrated into the interface of the house price geographic map. Among them, the map data processing module is provided with at least a data point module and a unit price layer module. The data point module can be based on the coordinate parameters of each case. The corresponding data points are formed on the interface of the house price geographic map. The unit price layer module can be based on the estimated unit prices of these cases and based on the set price interval, an equivalent value can be formed on the interface of the house price geographic map. A unit price layer of a grid or equidistance line. According to the evaluation system described in item 1 of the scope of patent application, the real estate information stored in the premises database module is real-price registration information. According to the evaluation system described in item 2 of the scope of the patent application, the information required for the data processing module further includes remark information, and the data processing module further performs a checkout procedure for each case, and the checkout The program at least judges whether the remark information of each case contains conditions that affect the price, if there is, the case is excluded, and if not, it is provided to the estimation calculation module. According to the evaluation system described in item 1 or 3 of the scope of the patent application, the information required for the data processing module further includes the year information, and the estimation calculation module further analyzes the year information to estimate the The estimated unit price of each case, and in the process of analyzing and estimating, the estimation calculation module also performs a regression estimation process for each case, which is based on the year information of each case and a regression index data module. The regression index is calculated and estimated, and the estimated unit price of the regression state is pre-sale. According to the evaluation system described in item 4 of the scope of the patent application, the estimation operation module further performs an abnormality detection procedure on each case where the parking space information is estimated and compensated, to judge the case based on the proportion of parking spaces. Whether it is abnormal, and if it is abnormal, exclude the case. According to the evaluation system described in item 5 of the scope of patent application, the data point module is a data point that forms different images on the interface of the geographical map of the house price from the excluded cases and the excluded cases. Bit. According to the evaluation system described in item 1 or 3 of the scope of patent application, the graphic data processing module is further provided with a total price layer module, which can be based on the total price of these cases and according to the set price range. , On the interface of the house price geographic map, an equivalent grid or an equivalent price line is formed. According to the evaluation system described in item 5 of the scope of patent application, the premises database module further stores a plurality of market adjustment pre-sale data.