TWM549403U - Housing auto-valuation system - Google Patents

Description

House automatic valuation system

The present invention relates to a home valuation system, and more particularly to a computerized home automation system.

Most of the current automatic house valuation systems are based on a single source of information, using brief house characteristics information, using the characteristic price method for valuation, lacking data richness and diversity, and not considering the geographical environment influencing factors of the house, so it is easy to affect the housing valuation. accuracy.

Therefore, an object of the present invention is to provide an automatic home rating system that considers house characteristics information, geographic information, and government public information to provide more objective and accurate valuation results.

Thus, the new home automatic rating system comprises a house data collecting device, a zone level reading device and a house appraisal device, wherein the house data collecting device collects and records a plurality of each of the plurality of geographical regions a house characteristic information, a geographic information, and a government public information of each house of the house; the area level interpretation device divides the geographical areas into a plurality of area levels according to characteristics of each of the geographical areas; The housing appraisal device can communicate with the house data collection device and the regional level interpretation device, and includes an evaluation module capable of obtaining information from the house data collection device and the area according to the information of the input house to be evaluated. The interpreting device obtains the house characteristic information related to the house to be evaluated, the geographic information, the government public information, and a regional level of the geographical area where the house to be evaluated is located, and according to the house feature related to the house to be evaluated Information, the geographic information, the government's public information and the level of the region Considered to be a final valuation valuation value of the house.

In some implementations of the present invention, the house feature information includes a plurality of house feature information variables of the house to be evaluated, and the valuation module is a one converted by using the semi-parametric model according to each house feature information variable. The model represents a value, and a model representative value converted by the region level, and an initial value of the house to be evaluated is calculated; and the geographic information includes a plurality of geographic information variables of the house to be evaluated, and the valuation module The final statistical value is calculated by using a spatial statistical analysis method according to the initial value of the house to be evaluated, a geographical environment-related value corresponding to each geographic information variable, and a numerical value corresponding to the government public information variable.

In some embodiments of the present invention, the house characteristic information variables include the present value of the announced land of the house to be evaluated, the age of the house, the registration of the building preservation, the surrounding environment, the floor, and many or all of them.

In some implementations of the present disclosure, the region level interpretation device automatically divides the geographic regions into a plurality of region levels according to some or all of a plurality of characteristic parameters of each geographic region, the plurality of characteristic parameters including The auction loss rate indicators, the number of households and other housing supply and demand indicators and the surrounding environmental functions provided by the legal auction house database in each geographical area.

In some implementations of the present invention, the geographic area is a county or a city, or a township, a town, a village, or a neighbor of a county, or a district, a city, or a neighborhood of a city. , or a certain section of a road or a certain road, or a geographical range within a certain distance centered on a certain landmark.

In some embodiments of the present invention, the house valuation device further includes a house price index module, which can make the valuation model according to the geographic area of the house to be evaluated or a price index query instruction of a designated geographic area. The group estimates and provides an average value for a plurality of standard residences in the geographic area for a particular period, and an average value for each of the standard residences during each of the specific periods, and the rate index module is based on the The average value of the standard home during that particular period and during different periods calculates a price index for the geographic area over a different period.

In some implementations of the present invention, the home valuation device further includes a page and map presentation module capable of utilizing the web search or the web based on the geographic information related to the house to be evaluated and the public information of the government The road public opinion analysis technology generates a public opinion analysis result related to the house to be evaluated, and adjusts the house valuation result by referring to the public opinion analysis result, and presents the final valuation value of the house to be evaluated and the public opinion analysis result by means of a chart.

The utility model has the advantages of pre-collecting related information such as house characteristics, geography and government disclosure of the house by the house data collecting device, and pre-classifying each geographical area by the regional level judging device, and then based on the house appraisal device. Estimating the value of the house to be evaluated, and further estimating the value of the house to be evaluated, as well as the information on the house characteristics, geography, and government disclosure of the house to be evaluated obtained by the house data collection device and the regional level interpretation device, and the regional level of the geographic area in which the house to be evaluated is located. Valuation Results Calculate the house price index, providing immediate and more objective and accurate valuation results.

Before the present invention is described in detail, it should be noted that in the following description, similar elements are denoted by the same reference numerals.

Referring to FIG. 1 , it is a main flowchart of an automatic evaluation of an embodiment of the automatic house valuation system of the present invention. As shown in FIG. 2 , the house automatic valuation system 1 of the present embodiment mainly includes a house data collecting device 2 . The area level reading device 3 and a house appraisal device 4, wherein the house data collecting device 2 and the area level determining device 3 may be remote computers or servers that communicate with the house appraisal device 4 via an internal network or the Internet; or The house data collection device 2 and the area level interpretation device 3 may be integrated into the house evaluation device 4, and may be a house data collection module and a house evaluation module included in the house valuation device 4, but not limited thereto.

As shown in FIG. 2, the housing appraisal device 4 provides a user interface 41 for the user to operate at the near end to input query data, or the house appraisal device 4 is also available to a user's electronic device, such as a personal computer or a notebook computer. Or the mobile device or the like is logged in through the communication network, and the query data is input through the user interface 41 provided by the house appraisal device 4, and the house appraisal device 4 presents the query result to a display interface, such as the house appraisal device. 4 or a result screen displayed on the display screen of the user's electronic device.

And the house automatic valuation system 1 is for the purpose of automatically estimating the house, as shown in step S1 of FIG. 1 . First, the house data collecting device 2 needs to collect and record a plurality of houses in each of the plurality of geographical regions in advance. a house characteristic information, a geographic information and a government public information of each house; each of the houses recorded in the house data collecting device 2 has a case number (or serial number), and the geographical area may be, for example, a certain A region, such as a county or city in Taiwan, or a township, a town, a village, or a neighbor in a county, or a district, a city, or a neighbor, or a road or a city. A certain section of a road, or a geographic area within a certain distance centered on a certain landmark, etc., but not limited thereto, that is, the geographical area can define its range according to actual needs.

The property information of the house may be, but is not limited to, the number of building lands, the number of lands, the age of the land, the registered value of the land, the registration of the building, the surrounding environment and the floor characteristics of the building. . The geographic information may be, but is not limited to, geographic information variables such as the distance from the nearest disgusting facility, the number of parks within a radius of 300 meters, and the distance from the nearest star school.

The public information of the government usually refers to information disclosed by the government related to the geographical area of the house. It can be, but is not limited to, the following: average income per person, crime rate, air pollution level, noise pollution level, population growth rate, low-to-low income ratio. Relevant information on social economy, population, public security, and pollution, such as the average university education ratio.

And in step S2 of FIG. 1, the area level interpreting device 3 can divide the geographical areas into a plurality of area levels in advance according to the characteristics of each of the geographical areas in the above-mentioned geographical areas; for example, according to (reference) each geographical area For example, the auction loss rate index ((Auction amount - legal auction price) / legal auction price), the number of households and other housing supply and demand indicators, environmental performance and other characteristic parameters, such geography The area is divided into a plurality of different area levels, and the area level interpretation means 3 automatically updates the area level of the geographical areas periodically (e.g., one month) according to the above characteristic parameters.

Thereby, as shown in step S3 of FIG. 1, when the user inputs the information of the house to be evaluated through the user interface 41 provided by the house appraisal device 4, for example, the address of the house to be evaluated or its corresponding case number (or serial number) When the valuation module 42 of the housing appraisal device 4 can obtain the house feature information related to the house to be evaluated from the house data collecting device 2 and the regional level determining device 3 according to the input information of the house to be evaluated, The geographic information, the public information of the government, and a regional level corresponding to the geographic area in which the house to be evaluated is located, and based on the house characteristic information related to the house to be evaluated, the geographic information, the public information of the government, and the level of the area Estimate a final estimate of the home to be valued.

More specifically, in the embodiment, the valuation module 42 is a value converted by using a semi-parametric model according to a plurality of house feature information variables of the house to be evaluated, and a value converted by the region level. Calculating an initial value of the house to be evaluated; for example, as shown in Table 1 below, each house feature information variable x1~x4 in Table 1 can be correspondingly converted into a model representative value, for example, the house feature information variable x1 The modeling representative value is 15.7, and the modeling representative value corresponding to the house characteristic information variable x2 is 15.4; and the house characteristic information variable x2 in the table represents the geographic area level of the house to be evaluated.

For example, taking the house characteristic information variable house age x4 as an example, the house data collecting device 2 divides the collected houses into, for example, 1 to 10 years, 10 to 20 years, 20 to 30 years, and 30 years or more according to the age of the house. The four groups convert the age groups into a model representative value, whereby if the housing age of the house to be evaluated falls within the group of, for example, 1 to 10 years, the house to be valued The age of the house (that is, the house characteristic information variable x4) can be converted into a representative representative value of this group for 1 to 10 years, such as 15.6 in Table 1.         <TABLE border="1" borderColor="#000000" width="_0001"><TBODY><tr><td> House Feature Information Variables</td><td> Raw Values</td><td> Modeling Representative value</td></tr><tr><td> x1: surrounding environment</td><td> business area</td><td> 15.7 </td></tr><tr><td > x2: Regional level </td><td> Level 1</td><td> 15.4 </td></tr><tr><td> x3: Floor </td><td> 5 Building</td><td> 16.9 </td></tr><tr><td> x4: age of the house</td><td> 6 years</td><td> 15.6 </td></ Tr></TBODY></TABLE> Table 1       

And so on, the other house characteristic information variables in Table 1 are also converted into a model representative value by the above-mentioned method, for example, taking the house characteristic information variable surrounding environment x1 as an example, the house data collecting device 2 will collect the house information. According to its environment, it is divided into three groups, for example, residential area, commercial area and industrial area, and converts each surrounding environment group into a model representative value, whereby if the house to be evaluated is located in, for example, a commercial area When a group is not in use, the house characteristic information variable surrounding environment x1 of the house to be evaluated can be converted into the representative representative value of the group in the commercial area, for example, 15.7 listed in Table 1.

The valuation module 42 can calculate an initial value y1 of the house to be evaluated by using the formula of the following semi-parametric model: y1=price1=α1+β1žx1+β2žx2+β3žx3+β4žx4+spline(x4) =31 +0.65ž(15.7) +1.21ž(15.4) +0.94ž(16.9) +1.32ž(15.6) +2 =98.3 where α1 is an average reserve price associated with the house characteristics of the house to be valued, β1, β2 , β3, β4 represent the weight of the house characteristic information variable x1~x4, respectively, and spline(x4) is a non-linear fine-tuning value related to the house characteristic information variable x4, which can improve the accuracy of the valuation.

Then, the valuation module 42 further utilizes a spatial statistical analysis method, such as a geographically weighted regression model, according to the initial value y1 of the house to be evaluated, a value corresponding to the geographic information variable, and a value corresponding to the government public information variable. Calculating the final valuation value of the house to be evaluated; for example, as shown in Table 2 below, the geographic information variable GIS1 in Table 2 represents the number of convenience stores within a radius of 500 meters, and the government public information variable OPEN1 represents the average university education level. ratio.         <TABLE border="1" borderColor="#000000" width="_0002"><TBODY><tr><td> Geographic Information Variables</td><td> Values</td></tr><tr> <td> GIS1: Number of convenience stores within a radius of 500 meters</td><td> 4 </td></tr><tr><td> </td><td> </td></tr> <tr><td> Government Public Information Variables</td><td> </td></tr><tr><td> OPEN1: Average University Education Ratio </td><td> 11.29 </td> </tr></TBODY></TABLE> Table 2       

The valuation module 42 can then calculate the final valuation value y2 of the house to be evaluated using a spatial statistical analysis method, such as the formula of the following geographically weighted regression model: y2=price2 =α2+γ1žy1+δ1žGIS1+δ2žOPEN1 = 15 +0.75ž(98.3) +0.63ž(4) +0.15ž(11.29) =93.0 where α2 is an average reserve price associated with the geographical area, γ1 represents the weight of the initial value y1 of the house to be evaluated, and δ1 represents GIS1 The weight of δ2 represents the weight of OPEN1.

In addition, the house valuation device 4 of the present embodiment further includes a house price index module 43 that can specify a price index of a geographic area according to the geographic area in which the house to be evaluated is located, or one of the user interface 41 inputs. Instructing the valuation module 42 to estimate and provide an average value for a plurality of standard residences within the geographic area for a particular period of time, and an average value for each of the standard residences during each of the specific periods, and the The house price index module 43 calculates a house price index for the geographic area for different periods based on the average value of the standard homes during the specific period and during different periods.

For example, the house price index module 43 causes the valuation module 42 to select a representative standard home in a particular period (eg, the first quarter of 2016) from the geographic area to be queried, and the valuation module 42 is according to the above method. Estimating the average value of the standard homes in the first quarter of 2016 (ie, estimating the final estimate for each standard home, summing the final estimate of the standard homes by the total number of such standard homes And estimating the average value of each of the standard homes in each quarter after the first quarter of 2016 according to the above method, and the house price index module 43 adopts the Laplacey formula, in the first quarter of 2016 The average value is the benchmark (100%), which converts the average value for each quarter after the first quarter of 2016 into a (Laplace) house price index, thereby presenting the geographical area to be inquired from the beginning of the first quarter of 2016. The relative change in house prices in the first quarter.

In addition, the house appraisal device 4 of the embodiment further includes a page and image presentation module 44, which receives the valuation result of the house to be evaluated generated by the valuation module 42 and the house price index generated by the house price index module 43. As a result, the page and map presentation module 44 further searches for the geographic information related to the house to be evaluated and the government public information, using web search (such as web crawling) or web public opinion analysis technology. Evaluating or discussing the heat information related to the house to be evaluated, and thereby generating a public opinion analysis result related to the house to be evaluated, and referring to the results of the public opinion analysis, adjusting the house valuation result as appropriate, and using the map The display interface (not shown) provided by the house valuation device 4 presents the valuation result of the house to be evaluated, the house price index result, and the result of the public opinion analysis.

In summary, the present invention collects relevant information such as house characteristics, geography, and government disclosure of the house by the house data collection device 2, and pre-classifies each geographical area by the regional level interpretation device 3, and then estimates by the house. The device 4 estimates the house to be evaluated according to the house characteristics, the geographic and government disclosure information of the house to be evaluated obtained from the house data collecting device 2 and the regional level determining device 3, and the regional level of the geographical area where the house to be evaluated is located. The value and further calculation of the house price index based on the valuation results, thereby providing immediate and more objective and accurate valuation results, and achieving the efficacy and purpose of the new model.

However, the above is only the embodiment of the present invention. When the scope of the novel implementation cannot be limited thereto, all simple equivalent changes and modifications according to the scope of the patent application and the contents of the patent specification are still This new patent covers the scope.

1‧‧‧House Automated Valuation System
2‧‧‧House data collection device
3‧‧‧Regional level interpretation device
4‧‧‧House valuation device
41‧‧‧User interface
42‧‧‧ Valuation Module
43‧‧‧House price index module
44‧‧‧Page and Tutorial Presentation Module
S1~S3‧‧‧ steps

Other features and advantages of the present invention will be apparent from the following description of the drawings. FIG. 1 is a flow chart illustrating the main flow steps of an automatic evaluation of an embodiment of the present invention. 2 is a circuit block diagram illustrating an electronic device mainly included in an embodiment of the present invention.

1‧‧‧House Automated Valuation System

2‧‧‧House data collection device

3‧‧‧Regional level interpretation device

4‧‧‧House valuation device

41‧‧‧User interface

42‧‧‧ Valuation Module

43‧‧‧House price index module

44‧‧‧Page and Tutorial Presentation Module

Claims (7)

An automatic house valuation system includes: a house data collection device that collects and records a house feature information, a geographic information, and a government disclosure for each of a plurality of houses in each of a plurality of geographic regions Information; a regional level interpretation device that divides the geographic regions into a plurality of regional levels according to characteristics of each of the geographical regions; and a house valuation device capable of interacting with the housing data collection device and the region Level reading device communication, and comprising an evaluation module, wherein the evaluation module can obtain the house characteristic related to the house to be evaluated from the house data collecting device and the regional level reading device according to the input information of the house to be evaluated Information, the geographic information, the public information of the government, and a regional level of the geographic area in which the house to be evaluated is located, and based on the property information of the house related to the house to be evaluated, the geographic information, the public information of the government, and the area Level estimate a final estimate of the house to be valued . The home automatic rating system according to claim 1, wherein the house feature information includes a plurality of house feature information variables of the house to be evaluated, and the valuation module is converted according to each house feature information variable by using a semi-parametric model. a model representative value, and a model representative value converted by the region level, and calculating an initial value of the house to be evaluated; and the geographic information includes a plurality of geographic information variables of the house to be evaluated, and the The valuation module calculates the final valuation value by using a spatial statistical analysis method according to the initial value of the house to be evaluated, a geographical environment-related value corresponding to each geographic information variable, and a numerical value corresponding to the government public information variable. The automatic house valuation system according to claim 1, wherein the house characteristic information variables include the present value of the announced land of the house to be evaluated, the age of the house, the registration of the building preservation, the surrounding environment, the floor, and a plurality of or all of them. The automatic house valuation system according to claim 1, wherein the area level interpretation device automatically divides the geographical areas into a plurality of area levels according to several or all of the plurality of characteristic parameters of each geographical area, the plurality of The characteristic parameters include the auction loss rate indicators provided by the legal auction house database in each geographical area, the housing supply and demand indicators such as the number of households, and the surrounding environmental functions. The automatic house valuation system according to claim 1, wherein the geographical area is a county or a city, or a township, a town, a village or a neighbor of a county, or a district, a city of a city. Or a neighbor, or a certain road or a certain section of a road, or a geographic area within a certain distance centered on a landmark. The home automatic valuation system according to claim 1, wherein the house valuation device further comprises a house price index module, which can query the price index of the house in which the house to be evaluated is located or a designated one geographic area. The valuation module estimates and provides an average value for a plurality of standard residences within the geographic area for a particular period, and an average value for each of the standard residences during each of the specific periods, and the rate index module A house price index for the geographic region during different periods is calculated based on the average value of the standard residences during the particular period and during different periods. The home automatic valuation system according to claim 1, wherein the house valuation device further comprises a page and map presentation module, which can utilize the network according to the geographic information related to the house to be evaluated and the public information of the government The search or the network public opinion analysis technology generates a public opinion analysis result related to the house to be evaluated, and adjusts the house valuation result by referring to the public opinion analysis result, and presents the final valuation value of the house to be evaluated and the public opinion analysis by means of the chart capital. result.