Operating server for generating a monthly rent map of subway-accessible areas and operating method thereof

Abstract

An operation server is initiated to perform rental housing management based on a rental price map of station areas. The operation server includes a rental price information collection unit configured to collect rental price information for lease contracts where actual transactions have taken place, a converted rental price calculation unit configured to calculate a converted rental price for each lease contract based on the collected rental price information, and a rental price map generation unit configured to generate rental price map data by aggregating the converted rental prices for each lease contract by region and exclusive area to create a rental price map showing the converted rental prices by exclusive area for each station area included in a designated region.

Description

Technology Field

[0001] Embodiments of the present invention relate to an apparatus for performing rental housing management based on a rental price map of a station area and a method of operating the same. Background Technology

[0002] Generally, in the real estate rental market, the monthly rent of a property is determined through negotiation between the parties, and market prices can be identified through actual transaction data. However, for properties where actual transaction data is unavailable, there is a problem in objectively calculating an appropriate monthly rent. In particular, in areas with excellent transportation accessibility, such as those near subway stations, rents vary significantly depending on location conditions; therefore, reliable price prediction is difficult using methods that rely on experience or intuition.

[0003] Furthermore, most currently available rental information services provide data only on an individual property basis and have limitations in offering map-based information that allows for a visual and intuitive understanding of rental rates at the regional level. In particular, despite the increasing demand for technology that comprehensively represents rental rates by analyzing spatial data based on specific conditions such as proximity to subway stations, the technology adequately responding to this demand remains insufficient.

[0004] Therefore, there is a need for technology capable of calculating an appropriate monthly rent based on various real estate-related information, even for properties for which actual transaction data is unavailable, and providing this as map-based visual information. The problem to be solved

[0005] The objective of the present invention, which aims to solve the aforementioned problems, is to provide an apparatus for estimating appropriate rent for a station area and generating a rent map based thereon, and a method for operating the same. means of solving the problem

[0006] An operating server for performing rental housing management based on a rental price map of a station area according to embodiments of the present invention comprises: a rental price information collection unit configured to collect rental price information for lease contracts in which actual transactions have taken place; a converted rental price calculation unit configured to calculate a converted rental price for each lease contract based on the collected rental price information; and a rental price map generation unit configured to generate rental price map data for generating a rental price map showing the converted rental prices for each lease contract by region and exclusive area, and for generating a rental price map showing the converted rental prices by exclusive area for each station area included in a predetermined region. Effects of the invention

[0007] According to embodiments of the present invention, even for properties in station areas without recent actual transaction prices, an appropriate rental price can be estimated and visually verified to manage the housing, thereby improving the efficiency of rental housing management. Brief explanation of the drawing

[0008] FIG. 1 shows an operating server according to embodiments of the present invention. FIG. 2 shows rental fee information collected according to embodiments of the present invention. FIG. 3 illustrates the process of calculating the converted rent according to embodiments of the present invention. FIGS. 4 and FIGS. 5 are drawings for illustrating a rental map according to embodiments of the present invention. FIG. 6 is a drawing for explaining an appropriate rent calculation unit according to embodiments of the present invention. FIG. 7 is a diagram illustrating the hardware configuration of an operating server according to embodiments of the present invention. Specific details for implementing the invention

[0009] The present invention is susceptible to various modifications and may have various embodiments; specific embodiments are illustrated in the drawings and described in detail in the detailed description. However, this is not intended to limit the invention to specific embodiments, and it should be understood that the invention includes all modifications, equivalents, and substitutions that fall within the spirit and scope of the invention. Similar reference numerals have been used for similar components in the description of each drawing.

[0010] Terms such as first, second, A, B, etc., may be used to describe various components, but said components should not be limited by said terms. These terms are used solely for the purpose of distinguishing one component from another. For example, without departing from the scope of the present invention, the first component may be named the second component, and similarly, the second component may be named the first component. The term "and / or" includes a combination of a plurality of related described items or any of a plurality of related described items.

[0011] When it is stated that one component is "connected" or "connected" to another component, it should be understood that while it may be directly connected or connected to that other component, there may also be other components in between. On the other hand, when it is stated that one component is "directly connected" or "directly connected" to another component, it should be understood that there are no other components in between.

[0012] The terms used in this application are used merely to describe specific embodiments and are not intended to limit the invention. The singular expression includes the plural expression unless the context clearly indicates otherwise. In this application, terms such as "comprising" or "having" are intended to specify the presence of the features, numbers, steps, actions, components, parts, or combinations thereof described in the specification, and should be understood as not precluding the existence or addition of one or more other features, numbers, steps, actions, components, parts, or combinations thereof.

[0013] Unless otherwise defined, all terms used herein, including technical or scientific terms, have the same meaning as generally understood by those skilled in the art to which the present invention pertains. Terms such as those defined in commonly used dictionaries should be interpreted as having a meaning consistent with their meaning in the context of the relevant technology, and should not be interpreted in an ideal or overly formal sense unless explicitly defined in this application.

[0014] The server referred to in the present invention may be constructed as a server performing at least one of the roles of a web server, a database server, and a mobile server; for example, it may display processed results on a webpage via an online network or receive necessary input data through a webpage. Here, a webpage should be understood as a page that includes text, images, sound, and video, as well as a page where software for performing specific tasks, such as a web application, is loaded. Furthermore, the server may perform at least one of the functions of a web application server, a web server, a mobile server, and a database server on a single physical server, or it may be composed of and operated by multiple physically separated servers. However, it is not limited thereto, and the type of server can be varied to a level obvious to a person skilled in the art.

[0016] Hereinafter, preferred embodiments according to the present invention will be described in detail with reference to the attached drawings.

[0017] FIG. 1 illustrates an operating server according to embodiments of the present invention. Referring to FIG. 1, the operating server (100) can generate a rent map showing the average rent of each region. At this time, the average rent is based on the rent of residential buildings (e.g., officetels or apartments, etc.) within the region, and may be the average rent of residential buildings, but is not limited thereto.

[0018] An operating server (100) according to embodiments of the present invention can divide a predetermined area (e.g., Seoul) into station areas adjacent to at least one subway station, calculate the average rent of each station area, and generate a rent map displaying the station area and the average rent. In particular, the operating server (100) can generate a rent map based on rent information (i.e., actual transaction price information) of lease contracts actually traded for buildings within each station area, and also has the effect of estimating the appropriate average rent of a station area based on actual transaction price information of buildings within surrounding station areas, even for station areas where the latest actual transaction price information is unavailable.

[0019] Meanwhile, in the present specification, the term "station area" refers to an area within a predetermined distance from at least one subway station, and, for example, may refer to an area located within 500m from at least one subway station. In addition, such station areas may be designated and partitioned in advance, and the operating server (100) can identify each station area by utilizing such station area partitioning information.

[0020] The operating server (100) is a device having computational processing capabilities, and may be, for example, a computing device (e.g., a server) including a processor and memory, but is not limited thereto.

[0021] The operating server (100) includes a rent information collection unit (110), a converted rent calculation unit (120), a rent map generation unit (130), and an appropriate rent calculation unit (140).

[0022] The rent information collection unit (110) collects rent information from lease contract information of buildings (officetels or apartments) located in a station area within a designated region. According to embodiments, the rent information collection unit (110) may collect actual transaction price data from the Ministry of Land, Infrastructure and Transport of the Republic of Korea. The actual transaction price data includes information regarding the address, landlord, tenant, lease contract period, rent, etc., of the buildings where actual lease contracts have been concluded.

[0023] According to embodiments, the rent information collection unit (110) may collect rent information including information on the transaction date, address, detailed address, building type, exclusive area, deposit, and monthly rent as illustrated in FIG. 2. Here, building type refers to information indicating whether the building is an officetel or an apartment.

[0024] For example, the rent information collection unit (110) can collect more than 400,000 actual transaction price data around 642 stations in the metropolitan area.

[0025] According to the embodiments, the rent information collection unit (110) can collect actual transaction price data for a predetermined period (e.g., 2 years).

[0026] The converted rent calculation unit (120) can calculate the converted rent for each lease contract using rent information collected from the rent information collection unit (110).

[0027] Lease contracts are broadly classified into monthly rent contracts, where only monthly rent is paid, and monthly rent contracts with a security deposit, where monthly rent is paid along with a specified deposit. In the case of monthly rent contracts with a security deposit, the security deposit may vary for each lease contract, and accordingly, the monthly rent paid together may also vary. Therefore, it is required to calculate a monthly rent based on a specified common standard, that is, a converted rent.

[0028] The converted rent calculation unit (120) calculates the converted rent by processing the actual transaction deposit and actual transaction rent of the lease contracts in the actual transaction price data according to a predetermined method, allocating a fixed deposit (i.e., converted deposit) according to the area and type of each building, and converting the remaining deposit difference into a monthly rent according to a predetermined conversion rate and adding it to the actual rent. Through this, various lease contracts can be compared under the same conditions.

[0029] For example, since it is difficult to compare a lease agreement with a security deposit of 30 million won and a monthly rent of 1 million won with a lease agreement with a security deposit of 60 million won and a monthly rent of 800,000 won, it means that the security deposits for the two lease agreements are unified (e.g., 20 million won, etc.), and the remaining difference in security deposits is converted into a monthly rent through a predetermined conversion rate and added to the existing monthly rent.

[0030] According to embodiments, the converted rent calculation unit (120) calculates the full rent by applying a predetermined conversion rate to each actual transaction deposit and summing the accompanying actual transaction rents. Additionally, the converted rent calculation unit (120) can calculate the converted rent by subtracting the monthly rent, calculated by applying the conversion rate to the converted deposit corresponding to the building subject to the lease agreement, from the calculated full rent. This converted rent is used to generate a rent map.

[0031] For example, the converted rent calculation unit (120) can calculate the full rent according to the following mathematical formula 1 and calculate the converted rent according to the following mathematical formula 2.

[0032]

[0033]

[0034] Here, R f is the full rent, and R ct is the actual transaction rent, and D ctis the actual transaction deposit, t is a predefined deposit-to-rent conversion rate, and R con is converted rent, D con is the converted deposit. In this case, the conversion rate t and the converted deposit D con It can be defined in advance according to the building type (whether it is an officetel or an apartment) and the exclusive area of ​​each building.

[0035] Finally, the converted deposit and converted rent according to the embodiments of the present invention can be determined as shown in FIG. 3. As shown in FIG. 3, the converted deposit and converted rent may vary depending on the building type (apartment / officetel) and the building area. Referring to FIG. 3, when calculating the rent of a building in each station area, the operating server (100) according to the embodiments of the present invention unifies the deposit (converted deposit), and calculates the converted rent by converting and summing up the remaining difference into monthly rent. Through this, there is an effect of being able to compare rents based on a more common standard.

[0036] For the following, unless otherwise stated, it is assumed that the rents shown on the rent map are converted rents.

[0037] The rent map generation unit (130) can generate a rent map showing converted rents by exclusive area for each station area by using the converted rents of each actual transaction price data. For example, the rent map generation unit (130) generates a rent map showing converted rents for officetels and apartments of various exclusive areas.

[0038] The rent map generation unit (130) can generate rent map data that displays a station area map and converted rents for each station area. For example, the rent map generation unit (130) can generate rent map data that displays rents for officetels and apartments of various exclusive areas for each station area.

[0039] According to embodiments, the rent map generation unit (130) can generate rent map data based on the converted rent by exclusive area of ​​each building type (officetel / apartment) for each station area during a predetermined period. This will be described later.

[0040] The appropriate rent calculation unit (140) calculates the appropriate rent. As described above, in the case of a lease contract for a specific exclusive area, there may be no information regarding the converted rent because there is no information on recent actual transaction prices. In this case, the appropriate rent calculation unit (140) of the embodiments of the present invention can calculate the appropriate rent of the target station area based on the converted rent information of a reference station area adjacent to the target station area. Through this, even in the absence of actual transaction price data, the landlord and tenant can enter into a reasonable lease contract based on the appropriate rent.

[0041] FIGS. 4 and 5 are drawings for illustrating a rent map according to embodiments of the present invention. The rent map of FIGS. 4 and 5 may be shown based on rent map data generated by a rent map generation unit (130). For example, a certain electronic device may receive rent map data and display a rent map based on the rent map data through a display of the electronic device.

[0042] Referring to Figure 4, the rent map shows a station area map (MAP) and average rent information (RMI).

[0043] A station area map (MAP) indicates the geographical location of a station area, and for example, as shown in Fig. 4, a station area map (MAP) indicating the locations of Sinsa Station, Nonhyeon Station, Hakdong Station, etc. in the Gangnam area of ​​Seoul is displayed on the rent map.

[0044] The average rent information (RMI) represents information on the average of the converted rent by exclusive area of ​​each station area. For example, as shown in Fig. 4, the average rent information (RMI) for the average rents of each station area (e.g., Sinsa Station, Nonhyeon Station, Hakdong Station, etc.) is displayed on the rent map.

[0045] Referring to Fig. 5, the average rent information displayed on the rent map is explained in detail. Referring to Fig. 5, information on the average rent by exclusive area and period for each station area can be displayed as a table. At this time, the information on the average rent can be displayed separately by building type. At this time, for the user's visual identification, an identifier 'A' can be displayed for apartments, and an identifier 'O' can be displayed for officetels.

[0046] According to embodiments of the present invention, the rent map generation unit (130) can determine the average rent by exclusive area and by period for each of the station areas based on the converted rent calculated by exclusive area for each of the officetels and apartments within the station area, and generate average rent information (RMI). For example, the rent map generation unit (130) can generate average rent information (RMI) including the average rent for each exclusive area of ​​the 'apartment' at 'Seonjeongneung Station' during the years 2023 to 2024. At this time, information regarding the average rent may be stored in a structure that includes attribute fields of station area name, building type, period, exclusive area, and rent within a predetermined database.

[0047] Meanwhile, if there are no transactions for a specific exclusive area within the station area for a specified period, the average rent for that specific area cannot be calculated. In this case, the rent map generation unit (130) requests the appropriate rent calculation unit (140) to calculate the appropriate rent for the exclusive area, and the appropriate rent calculated by the appropriate rent calculation unit (140) can be used as the average rent.

[0048] According to embodiments, the rent map generating unit (130) may generate a rent map such that the average rent for each exclusive area is displayed in a different color for the user's visual identification. For example, an exclusive area of ​​20m² 3 Average rents of less than 20m² are indicated in red, and exclusive area 20m² 3 more than 50m 3 Average rents of less than 50m² are displayed in green, and exclusive area 50m² 3 Over 84m 3 Average rents for less than 84m² are indicated in blue, and the exclusive area is 84m². 3 More than 135m 3 Average rents below a certain level may be displayed in black.

[0049] Accordingly, the user can use the rent map generated by the rent map generation unit (130) to check the average rent by building type and exclusive area in each station area during a specified period.

[0050] FIG. 6 is a drawing for explaining an appropriate rent calculation unit according to embodiments of the present invention. Referring to FIG. 6, the appropriate rent calculation unit (140) calculates an appropriate rent when there is no converted rent for a specific exclusive area of ​​a specific station area and enables the use of this to generate a rent map.

[0051] In particular, according to embodiments of the present invention, the appropriate rent calculation unit (140) may utilize the converted rent of other exclusive areas within the station area and the converted rent of exclusive areas within a reference station area adjacent to the station area in order to calculate the appropriate rent of a predetermined exclusive area within the station area for which there is no information regarding converted rent. Here, the reference station area refers to a station area located within a predetermined distance (e.g., 500m) of the target station area, but is not limited thereto.

[0052] As illustrated in FIG. 6, the appropriate rent calculation unit (140) is a target station area (e.g., Bongeunsa Station; SAA t ) target area (e.g., exclusive area 50m² 3 Over 84m 3 To calculate the appropriate rent (Part A) for an apartment (less than 10000 units), converted rent information from other reference lease agreements with actual transaction price information can be utilized.

[0053] Here, for convenience, the converted rent, station area, and exclusive area corresponding to the reference lease agreement are respectively referred to as the reference converted rent, reference station area, and reference exclusive area.

[0054] Adjacent reference station area (e.g., Samseong Jungang Station; SAA) ref Reference converted rent (R) of the types ref,1 , R ref,2 ) and the corresponding target station area (SAA t The target area within ) and an area different from it (e.g., exclusive area of ​​50m² 3 Reference converted rent (R) for apartments, etc. (less than R) ref,3 It can be based on ). At this time, the appropriate rent calculation unit (140) is the target station area (SAA t ) and reference station area (SAA ref The difference between ) and the difference between areas can be considered.

[0055] According to embodiments, the appropriate rent calculation unit (140) is a target station area (SAA) according to the following mathematical formula 3. tThe appropriate rent for the target area within ) (R t ) can be calculated.

[0056]

[0057] Here, R ref,i is the i-th reference converted rent, where W reg,i is a regional weight representing the relationship between the i-th reference station area corresponding to the i-th reference rent (i.e., the station area containing the building corresponding to the i-th reference rent) and the target station area, and W area,i is an area weight representing the relationship between the area corresponding to the i-th reference converted rent (i.e., the i-th reference exclusive area) and the target area, and M is the total number of reference transactions.

[0058] At this time, the local weight W reg,i It can be defined according to the following mathematical formula 4.

[0059]

[0060] Here, a and b are positive constants, and p t is target station area (SAA t It is the daily average number of passengers boarding and alighting at the subway station corresponding to ), and p i is the daily average number of passengers boarding and alighting at the subway station corresponding to the i-th reference station area. Referring to Equation 4, the higher the ratio of the number of passengers boarding and alighting at the target station area to the number of passengers boarding and alighting at the reference station area, the higher the value of the target station area as a station area, so W reg,i The value exceeds 1, and this value is proportional to that ratio.

[0061] According to the embodiments, local weight W reg,i It may also be defined according to the mathematical formula 5 below.

[0062]

[0063] Here, res t is the proportion of residential buildings among buildings within the target station area (SAAt), and res iis the proportion of residential buildings among the buildings within the i-th reference station area. Station areas with a lower proportion of residential buildings may have a premium on rent, and this is reflected.

[0064] Also, area weight W area,i It can be defined according to the following mathematical formula 6.

[0065]

[0066] Here, k is a positive number less than or equal to 1, Ai is the value of the i-th reference exclusive area, and At is the value of the target exclusive area. According to Equation 6, the area weighting factor considers the difference between the target exclusive area and the reference exclusive area and reflects this in the converted rent, but ensures that the converted rent changes by a relatively small amount compared to the increase in the difference. This is intended to reflect the market phenomenon where the monthly rent per area decreases as the exclusive area of ​​a residential building increases.

[0067] As described above, according to embodiments of the present invention, the appropriate rent calculation unit (140) can calculate the appropriate rent for an exclusive area of ​​a specific station area for which there is no actual transaction price information by utilizing the converted rent of other exclusive areas and the converted rent of exclusive areas within a reference station area adjacent to the station area, based on mathematical formulas 3 to 6.

[0068] Afterwards, the rent map generation unit (130) can generate a rent map using the calculated appropriate rent.

[0069] Meanwhile, it is assumed that the appropriate rent is based on the converted rent within the same period; however, depending on the embodiments, the appropriate rent may also be calculated using the converted rent within a different period. In this case, adjustments such as the rate of increase due to the difference in period will be necessary.

[0070] Furthermore, it is assumed that appropriate rent can be calculated only for the same building type. This is because the actual transaction conditions differ between officetels and apartments.

[0071] FIG. 7 is a diagram illustrating an exemplary hardware configuration of an operating server according to embodiments of the present invention. The electronic device (300) of FIG. 7 represents an exemplary device of the operating server (100) described with reference to FIG. 1 to 6.

[0072] Referring to FIG. 7, the electronic device (300) may include at least one processor (310) and a memory (320) that stores instructions that instruct the at least one processor (310) to perform at least one operation.

[0073] The above at least one operation is interpreted to include at least one of the operations of the aforementioned electronic device (300) or the operations of the functional part, and a specific description is omitted to prevent redundant explanation.

[0074] Here, at least one processor (310) may mean a central processing unit (CPU), a graphics processing unit (GPU), or a dedicated processor on which methods according to embodiments of the present invention are performed.

[0075] The memory (320) may be composed of at least one of a volatile storage medium and a non-volatile storage medium. For example, the memory (320) may be composed of at least one of a read-only memory (ROM) and a random access memory (RAM).

[0076] Additionally, the electronic device (300) may include a transceiver (330) that performs communication via a wireless network. Additionally, the electronic device (300) may further include an input interface device (340), an output interface device (350), a storage device (360, which may be referred to interchangeably with internal storage), etc. Each component included in the electronic device (300) may be connected by a bus (370) to communicate with one another.

[0077] The methods according to the present invention may be implemented in the form of program instructions that can be executed through various computer means and recorded on a computer-readable medium. The computer-readable medium may include program instructions, data files, data structures, etc., either alone or in combination. The program instructions recorded on the computer-readable medium may be those specifically designed and configured for the present invention, or they may be those known and available to those skilled in the art of computer software.

[0078] Examples of computer-readable media may include hardware devices specifically configured to store and execute program instructions, such as ROM, RAM, and flash memory. Examples of program instructions may include machine code, such as that generated by a compiler, as well as high-level language code that can be executed by a computer using an interpreter, etc. The aforementioned hardware devices may be configured to operate as at least one software module to perform the operation of the present invention, and vice versa.

[0079] In addition, the above-described method or device may be implemented by combining all or part of its configuration or function, or by implementing it separately.

[0080] Although the present invention has been described above with reference to preferred embodiments, those skilled in the art will understand that various modifications and changes can be made to the invention without departing from the spirit and scope of the invention as described in the following claims.

Claims

Claim 1 An operating server for performing rental housing management based on a rental price map of station areas comprises: a rental price information collection unit configured to collect rental price information for lease contracts in which actual transactions have taken place; a converted rental price calculation unit configured to calculate a converted rental price for each lease contract based on the collected rental price information; and a rental price map generation unit configured to generate rental price map data for generating a rental price map representing the average rental price by exclusive area for each station area included in a predetermined region based on the converted rental price for each lease contract, wherein the rental price map displays a station area map representing the geographical location of the station areas and an average rental price indicating the average of the converted rental prices calculated by exclusive area in each of the station areas, wherein on the rental price map, the average rental price is displayed in different colors according to each of the exclusive areas, and the converted rental price calculation unit obtains actual transaction rental price and actual transaction deposit information from the rental price information, and the following mathematical formulas, (Here, R f is the full rent, and R ct is the actual transaction rent, and D ct is the actual transaction deposit, t is a predefined deposit-to-rent conversion rate, and R con is converted rent, D con An operating server that calculates the converted rent based on the converted deposit (which is a converted deposit and is predefined according to the exclusive area). Claim 2 delete Claim 3 delete

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