TWI739372B - Real estate comparative price geographic information evaluation method and system - Google Patents

Abstract

The present invention discloses a real estate comparison price geographic information evaluation method, including the following steps: input the real estate subject data to be evaluated and the real estate data display authority code, and send it to the geographic information map platform to determine case search conditions, real estate case database and real estate Case. Use the geographic information map to determine whether the real estate cases that meet the case search criteria are greater than a preset number. If yes, carry out numerical standardization and weighting calculations for real estate cases respectively. Exclude non-conforming real estate cases based on the total adjustment rate of the absolute value of the difference percentage and the adjustment rate of individual price influencing factors. Determine whether the non-conforming real estate cases are greater than the preset number. If so, calculate and add the weighted ratio and weighted unit price of the price of the real estate case based on the reciprocal of the absolute value of the percentage difference of the real estate case that has been numerically standardized and the weighted unit price, and return the total price to the electronic device.

Description

Real estate comparative price geographic information evaluation method and system

The present invention relates to an information evaluation method and its system, in particular to a real estate comparative price geographic information evaluation method and its system.

Since real estate is actually a commodity with a high unit price, there is a higher risk of real estate in the process of trading. In order to reduce this risk, the government has set up a net-price registration database to provide the public with reference to the information in the net-price registration database to evaluate the price of the real estate to be traded, so as to improve the security of the transaction process, and the net-price registration The information in the database is through the transaction between the two parties, and the buyer further reports to the competent authority and completes the registration.

Since the real price registration is registered by the buyer and most of the valuation is done directly with reference to the information provided by the real price registration database, the valuation of each real estate to be traded is based on the information provided by the real price registration database as the valuation standard. In other words, when the amount of the first real estate transaction in a region is registered in the actual price registration database, subsequent transaction market prices are based on the evaluation of the transaction amount.

However, the price of real estate will be adjusted according to many changing factors. The changing factors include land and building conditions, usage, transportation, public facilities, development conditions in the area, etc., and the changing factors will vary according to the needs of each user. There is a difference in the weight of the evaluation, which will cause the price to change. Therefore, if only the information registered in the database at the actual price is evaluated by the same standard (that is, the same variable factor), all objects to be evaluated will be evaluated in the actual evaluation process. Real estate prices go There is often a gap with the actual value of the real estate, which makes it impossible for users to obtain real real estate price information from the actual price registration database based on actual needs.

Accordingly, how to provide a real estate target that can be evaluated according to the different needs of users so as to provide a more in line with the actual value of the real estate has become an urgent research topic.

In view of the above problems, the present invention discloses a real estate comparison price geographic information evaluation method, which includes the following steps: receiving the real estate target data to be evaluated by an electronic device and the real estate data display authority code; using the electronic device to transmit the real estate target data to the geographic location Information map platform, which determines case search conditions based on the characteristics of the real estate target based on the real estate target data; searches the real estate case database on the geographic information map platform according to the case search conditions to determine the real estate cases that meet the case search conditions; by using the geographic information map platform Determine whether the real estate cases that meet the case search conditions are greater than a preset number; if not, continue to execute the electronic device to send the input real estate target data to the geographic information platform to determine the case based on the real estate target characteristics of the real estate target data Steps to search conditions; if yes, use the geographic information map to standardize the real estate cases that meet the case search conditions; the geographic information map displays the authority code based on the price influencing factors and the real estate data, and the real estate cases after the value is standardized Weighted calculation; according to the total adjustment rate of the absolute value of the difference percentage and the adjustment rate of individual price influencing factors, the geographic information map excludes non-conforming real estate cases that have been standardized by the value; The geographic information map determines whether the non-conforming real estate cases that have been standardized by the value are greater than the preset number; if not, continue to send the input real estate target data to the geographic information map based on the real estate target data through the electronic device The characteristics of the real estate target determine the steps of the case search conditions; if so, the geographic information map calculates and sums up the value of the value-standardized real estate case based on the reciprocal of the absolute value of the difference percentage of the real estate case that has been standardized by the value. The weighted ratio and weighted unit price of, and return the aggregated price to the electronic device; the real estate case database includes data on proposed lease, proposed sale, and government real-price registration transaction data.

To solve the above problems, the present invention further discloses a real estate comparison price geographic information evaluation system, which includes an input module, a transmission module, a processing module, a comparison module, a weighting module, a first calculation module, and a second calculation module. Group and the third calculation module.

The input module receives the real estate target data to be evaluated and the real estate data display authority code; the transmission module connects to the input module to transmit the real estate target data and the real estate data display authority code; the processing module receives the real estate target data and the real estate data display authority code , To determine a case search condition in a geographic information platform based on the characteristics of one of the real estate object data; the comparison module searches the real estate case database on the geographic information platform according to the case search conditions to determine that the case search conditions are met The real estate case; the first calculation module determines whether the real estate cases that meet the case search conditions are greater than a preset number, if not, continue to send the real estate target data input to the input module to the processing module through the transmission module, According to the characteristics of the real estate target based on the real estate target data, determine the case search conditions in the geographic information map; if so, use the first calculation module to standardize the values of the real estate cases that meet the case search conditions; The weighting module performs weighting calculations on the real estate cases with standardized values according to the price influencing factors of the geographic information map and the real estate data display authority code; the second calculation module adjusts according to the total adjustment rate of the absolute value of the difference percentage and the individual price influencing factors Rate, exclude non-conforming real estate cases with numerical standardization; the third calculation module judges whether the non-conforming real estate cases with numerical standardization excluded are greater than the preset number; if not, continue to execute the input by the transmission module The real estate target data of the input module is sent to the processing module to determine the case search conditions in the geographic information map based on the characteristics of the real estate target in the real estate target data; if so, the geographic information map is based on the difference of the real estate cases that have been standardized by numerical values The reciprocal of the absolute value of the percentage and the adjustment rate, calculate and sum up the weighted ratio and weighted unit price of the value-standardized real estate case, and return the summed price to the electronic device; the real estate case database includes the proposed Lease, proposed sale and government net transaction information.

Based on the above, the real estate comparative price geographic information evaluation method and system of the present invention provide different weighted change factors for the needs of users of different identities, so as to provide an evaluation that is more in line with the actual value of the real estate.

1: Real estate comparison price geographic information evaluation system

11: Input module

12: Transmission module

13: Processing module

14: Comparison module

15: The first calculation module

16: weighting module

17: The second calculation module

18: The third calculation module

S10~S18: steps

FIG. 1 is a flowchart of the method for evaluating real estate comparative price geographic information according to the present invention; and FIG. 2 is a block diagram of the real estate comparative price geographic information evaluation system of the present invention.

Please refer to FIG. 1, which is a flowchart of the method for evaluating real estate comparative price geographic information according to the present invention. The method for evaluating real estate comparative price geographic information includes the following steps: In step S10, the electronic device receives the real estate subject data to be evaluated and the real estate data display authority code. In step S11, the data of the real estate target is sent to the geographic information map through the electronic device, so as to determine the case search conditions according to the characteristics of the real estate target of the real estate target data. In step S12, search the real estate case database on the geographic information map according to the case search conditions to determine real estate cases that meet the case search conditions. In step S13, the geographic information map is used to determine whether the real estate cases that meet the case search conditions are greater than a preset number. If not, proceed to step S11. If yes, in step S14, the real estate cases that meet the case search conditions are respectively standardized by the geographic information map. In step S15, the geographic information map displays the authority code based on the price influencing factors and the real estate data, and performs weighting calculations on the real estate cases after the values are standardized. In step S16, according to the total adjustment rate of the absolute value of the difference percentage and the adjustment rate of individual price influencing factors, the geographic information map excludes non-conforming real estate cases that have been standardized by the value. In step S17, the geographic information map determines whether the non-conforming real estate cases that have been standardized by the value are greater than the preset number. If not, proceed to step S11. If so, in step S18, the geographic information map calculates and sums up the weighted ratio and weighted unit price of the price of the numerically standardized real estate cases based on the reciprocal of the absolute value of the percentage difference of the real estate cases that have been numerically standardized. And return the aggregated price to the electronic device, in which the real estate case database includes transaction data of proposed lease, proposed sale, and government net price registration.

First, create a user demand weight factor database on the geographic information map according to different user needs. The user demand weight factor database contains multiple real estate data display authority codes, and each real estate display authority code includes multiple weight factors and Corresponding to the weighting ratio of the weighting factor, in detail, since the weighting factors of the real estate subject that each user cares about are different, the real estate comparison price geographic information evaluation method of the present invention will first understand the needs of each user. , Set the weight factor and weight ratio according to the needs of each user, and use them accordingly User code (that is, the real estate data display authority code). In this way, when each user enters the real estate subject data to be evaluated through the electronic device and the real estate data display authority code, the geographic information chart can be based on the user weight factor data The real estate data display authority code set by the library shows the weight ratio of characteristic factors corresponding to the user's own real estate target.

In one embodiment of the present invention, the user weight factor database includes real estate data display authority codes including professional version real estate data display authority code A, general public version real estate data display authority code B, and special demand version real estate data display authority code C. Each real estate data display authority code can be based on user needs, according to the same weight factor, weight different weights, or provide different numbers of weight factors, the total weight of each real estate data display authority code is 100%, through the user weight factor data The library increases the proportion of the weighting factors that the user pays more attention to, and outputs the result to the user after calculating and adding up the result, so that the user can more clearly understand the comparison price of the real property subject to be evaluated.

For example, please refer to Table 1. Table 1 shows the authority code of each real estate data stored in the user weight factor database and its corresponding weight factors and weight ratios.

From the weight factors and weight ratios provided by the above-mentioned real estate data display authority codes, it can be seen that the professional version real estate data display authority code A provides information on the same factors but different weight ratios compared to the general public version of the real estate data display authority code B. Taking the weighting factors provided by the general public real estate information display permission code B as an example, the user may want to use the assessed premises for commercial purposes in the future, so they pay more attention to the strength of the gathering of commercial activities and outdoor open public facilities The distance, the distance of serving commercial public facilities, the distance of disgusting facilities, the width of adjacent roads, and the number of adjacent roads. Compared with the professional version of real estate information display authority code A, the general public version of real estate information display authority code B increases its weight ratio for the above factors, and strengthens these factors with a higher weight ratio.

Compared with the professional real estate data display permission code A and the general public real estate data display permission code B, the special demand version real estate data display permission code C provides a simpler weighting factor for the information, and focuses on the price date. Factors such as the distance, the distance of the built-up area, the level of the geographical space, the distance of the traffic node, the width of the road in front, the level of the floor area ratio, and the size of the land area, mainly provide users with information reference for self-use residences.

The real estate subject information can be addresses, basic information or electronic transcripts, and the real estate subject features can be land, residence, store or office. After finishing setting the weight factor for each user above After the authority code is displayed on the element, weight ratio, and corresponding real estate data, the geographic information map determines the case search conditions based on the real estate target data and the characteristics of the real estate target that the user wants to evaluate. For example, when the user wants to evaluate the real estate target data at No. 1, Section 1, Hu Road, Neihu District, Taipei City, and the feature of the real estate target is an office, the geographic information map will be based on No. 1, Section 1, Hu Road, Neihu District, Taipei City and The office information is used as the case search condition. Then, the geographic information map searches the real estate case database according to the aforementioned case search conditions. Then, the real estate case database will display cases that meet the conditions of the Neihu District and the office. In addition, according to the needs of the user, if it is set to the real estate data display authority code A of the professional version, the corresponding real estate case database searched in the geographic information platform is based on the real estate data display authority code A of the professional version to display its inclusion Weight factor and weight ratio.

In line with the above, if there are a total of 10 real estate cases searched in the real estate case database, and each real estate case must be calculated and totaled with various weight factors and weight ratios, but due to the large number of weight factors, the explanation space is limited, so In an embodiment of the present invention, one of the real estate cases is taken as an example, and one of the weight factors is calculated as an example. Take the weighting factor of the number of adjacent roads in one of the real estate cases as an example. When the number of adjacent roads in the real estate case that meets the case search conditions is 4, the number of adjacent roads in the real estate subject to be evaluated is 1. The geographic information map summarizes the adjustment ratios of different price factors of each comparison object, and then returns the total of the absolute value of the adjusted difference percentage. After the score is calculated by numerical standardization, the value of the adjacent road surface of the real estate subject data to be evaluated is Z =-0.58, the value of the adjacent road surface of the real estate case that meets the case search conditions is Z=2.63, and the calculation of the numerical standardization is to calculate the individual raw score and the average score as a calculation method. After numerical standardization calculation, the absolute value of the adjusted value is adjusted. The value of the adjacent road surface of the real estate case that meets the case search conditions is Z=2.63, and the total adjusted value of the number of comparison objects that meet the case search conditions is assumed to be 0.62. , And use the professional version of real estate data to show that the 8% weight ratio of permission code A is 0.34% (2.63/0.62×8%=0.34%) after weighting, and the absolute value ratio is adjusted to 0.34%, and then the abnormality is eliminated by comparing the cases (Extreme) methods, including the (1) The case where the absolute value of the adjusted difference percentage is greater than 30% and (2) the adjustment rate of individual price influencing factors is greater than 15% is excluded, and at least 3 cases with similar impact weights are selected to determine the price comparison case. Finally, the geographic information map calculates the weighted ratio and weighted unit price of the price of each comparison object based on the "reciprocal" of the absolute value of the adjusted difference percentages of the remaining three comparison objects, and finally returns the total to be evaluated. Compare the price of the target market to the electronic device. In this embodiment, the finally calculated market comparison price of the subject to be evaluated is 58.5123.

In an embodiment of the present invention, the preset number of pens is preferably 3 pens, but it can be changed according to user needs, and the present invention is not limited to this.

The geographic information map includes a real estate case database. The real estate case database includes real estate cases, land, land use, environmental disasters, socio-economic statistics, and geographic information. Based on the data in various real estate case databases, users can further know the location and surrounding information of the real estate subject to be assessed.

The adjustment rate of individual price influence factors can be based on the distance of the price date, the quality of the road service level, the distance of the built-up area, the level of geographic space, the strength of the concentration of commercial activities, the distance of outdoor open public facilities, and the number of services for commercial public facilities. The distance, the distance of the traffic node, the advantages and disadvantages of the topography, the distance of the disgusting facilities, the width of the road in front, the width of the adjacent road, the number of adjacent roads, the level of the floor area ratio, and the size of the land area are determined.

Please refer to FIG. 2, which is a block diagram of the real estate comparison price geographic information evaluation system of the present invention. The real estate comparison price geographic information evaluation system 1 includes an input module 11, a transmission module 12, a processing module 13, a comparison module 14, a first calculation module 15, a weighting module 16, a second calculation module 17, and a second calculation module. Three calculation module 18. The input module 11 inputs the real estate target data to be evaluated and the real estate data display authority code. The transmission module 12 is connected to the input module 11 to transmit real estate target data and real estate data to display authority codes. The processing module 13 receives the real estate target data and the real estate data display authority code, so as to determine in a geographic information map based on the characteristics of the real estate target, one of the real estate target data A case search condition. The comparison module 14 searches the real estate case database on the geographic information map according to the case search conditions to determine real estate cases that meet the case search conditions. The first calculation module 15 determines whether the real estate cases that meet the case search conditions are greater than a preset number, and if not, continue to transmit the real estate target data input to the input module 11 to the processing module 13 through the transmission module 12, Based on the characteristics of the real estate target based on the real estate target data, the case search conditions are determined in the geographic information map platform. If so, the first calculation module 15 respectively standardizes the real estate cases that meet the case search conditions. The weighting module 16 performs weighting calculations on the real estate cases with standardized values according to the price influencing factors of the geographic information map and the real estate data display authority code. The second calculation module 17 excludes non-conforming real estate cases with numerically standardized values based on the total adjustment rate of the absolute value of the difference percentage and the adjustment rate of individual price influencing factors. The third calculation module 18 determines whether the non-conforming real estate cases that have been standardized by the value are greater than the preset number, if not, continue to execute the real estate target data input to the input module 11 through the transmission module 12 to send to the processing Module 13 is to determine the step of case search conditions in the geographic information map based on the characteristics of the real estate target based on the real estate target data. If yes, the geographic information map will be based on the reciprocal of the total adjustment rate of the absolute value of the difference percentage of the real estate cases that have been numerically standardized. Calculate and sum up the weighted ratio and weighted unit price of the value-standardized real estate case, and return the summed price to the electronic device. The real estate case database includes proposed lease, proposed sale and government net price registration Transaction information.

The real estate comparison price geographic information evaluation system 1 is another embodiment using the above-mentioned real estate comparison price geographical information evaluation method of the present invention. Therefore, the same content is as described above and will not be repeated here.

In summary, the real estate comparative price geographic information evaluation method and system of the present invention provide different weighted variable factors to meet the needs of users with different identities, so as to provide an evaluation that is more in line with the actual value of the real estate.

S10~S18: steps

Claims (10)

A real estate comparison price geographic information evaluation method, including the following steps: Receive through an electronic device the data of a real estate subject to be evaluated and a real estate data display authority code; Sending the real estate target data to a geographic information map through the electronic device, so as to determine a case search condition based on the characteristics of one of the real estate target data; Search a real estate case database on the geographic information map according to the case search criteria to determine more than one real estate case that meets the case search criteria; Using the geographic information map to determine whether the one or more real estate cases that meet the search conditions of the case are greater than a preset number; If not, continue to perform the step of sending the input data of the real estate target to the geographic information map through the electronic device to determine the search conditions of the case based on the characteristics of the real estate target of the real estate target data; If yes, use the geographic information map to standardize the values of the one or more real estate cases that meet the search conditions of the case; According to a price influencing factor and the real estate data display authority code, the geographic information map station performs weighting calculations on the one or more real estate cases after the values are standardized; Based on the adjustment rate of the absolute value of a percentage difference and the adjustment rate of an individual price-influencing factor, the geographic information map excludes the non-conforming cases of more than one real estate that have been standardized by the value; and The geographic information map determines whether the value-standardized real estate cases that exclude non-conformities are greater than the preset number; If not, continue to perform the step of sending the input data of the real estate target to the geographic information map through the electronic device to determine the search conditions of the case based on the characteristics of the real estate target of the real estate target data; If so, the geographic information map calculates and sums up a weighted ratio and a weighted ratio of the value of the value-standardized real estate case based on the reciprocal of the absolute value of the difference percentage of the real estate case that has been standardized. Unit price, and return the sum of the price to the electronic device. The real estate comparative price geographic information evaluation method of claim 1, wherein the real estate data display authority code is pre-built on the geographic information platform according to a user demand weight factor. The real estate comparative price geographic information evaluation method as described in claim 1, wherein the data of the real estate subject includes an address, a basic data and an electronic transcript. The real estate comparative price geographic information evaluation method described in claim 1, in which the adjustment rate of the individual price influencing factors includes the distance of the price date, the quality of the road service level, the distance of the built-up area, the level of geographic space, and the concentration of commercial activities. Strength, the distance of outdoor open public facilities, the distance of service commercial public facilities, the distance of traffic nodes, the advantages and disadvantages of topography, the distance of disgusting facilities, the size of the width of the road in front, the size of the width of the road, the number of adjacent roads The size, floor area ratio, and land area. The real estate comparative price geographic information evaluation method described in claim 1, wherein the preset number is 3. A real estate comparative price geographic information evaluation system, including: An input module to receive the data of a real estate subject to be evaluated and a real estate data display authority code; A transmission module connected to the input module to transmit the real estate target data and the real estate data display authority code; A processing module that receives the real estate target data and the real estate data display authority code, so as to determine a case search condition in a geographic information map based on the characteristics of one of the real estate targets of the real estate target data; A comparison module searches a real estate case database on the geographic information map according to the case search criteria to determine more than one real estate case that meets the case search criteria; A first calculation module to determine whether the one or more real estate cases that meet the search conditions of the case are greater than a preset number; If not, continue to execute the transfer module to send the real estate target data input to the input module to the processing module to determine the real estate target in the geographic information platform based on the characteristics of the real estate target data Steps for case search conditions; If yes, use the first calculation module to standardize the values of the one or more real estate cases that meet the search conditions of the case respectively; A weighting module, according to a price influencing factor of the geographic information map and the real estate data display authority code, respectively perform weighting calculation on the one or more real estate cases after the value is standardized; A second calculation module, based on a difference percentage absolute value sum adjustment rate and an individual price influencing factor adjustment rate, to exclude the non-conforming real estate cases that have been standardized by the value; A third calculation module to determine whether the value-standardized real estate cases that exclude non-conformities are greater than the preset number; If not, continue to execute the transfer module to send the real estate target data input to the input module to the processing module, so as to determine the real estate target in the geographic information platform based on the characteristics of the real estate target data Steps for case search conditions; If so, the geographic information map calculates and sums up a weighted ratio and a weight of the value of one of the real estate cases that have been numerically standardized based on the reciprocal of the absolute value of the difference percentage of the real estate case that has been standardized. Unit price, and return the sum of the price to the electronic device. The real estate comparative price geographic information evaluation system according to claim 6, wherein the real estate data display authority code is pre-built on the geographic information platform according to a user demand weight factor. The real estate comparative price geographic information evaluation system described in claim 6, wherein the data of the real estate subject includes an address, a basic data, and an electronic transcript. The real estate comparative price geographic information evaluation system described in claim 6, wherein the adjustment rate of the individual price influencing factors includes the distance of the price date, the pros and cons of the road service level, the distance of the built-up area, the level of geographic space, and the concentration of commercial activities. Strength, the distance of outdoor open public facilities, the distance of service commercial public facilities, the distance of traffic nodes, the advantages and disadvantages of topography, the distance of disgusting facilities, the size of the width of the road in front, the size of the width of the road, the number of adjacent roads The size, floor area ratio, and land area. The real estate comparative price geographic information evaluation system described in claim 6, wherein the preset number is 3.

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