Selection and calculation method, system and equipment of to-be-evaluated asset reference instance

Abstract

The invention discloses a to-be-assessed asset reference instance selection calculation method, system and device. The method comprises the steps of obtaining basic information of to-be-assessed assets; selecting a plurality of historical transaction assets of which the basic information is consistent with the to-be-evaluated assets from a pre-constructed asset transaction database, and taking the selected historical transaction assets as initial reference instances; calling an asset correction model to calculate a market correction coefficient, a land price correction coefficient, an area correction coefficient, a time correction coefficient and an assembly correction coefficient of each initial reference instance, and multiplying the correction coefficients to obtain a final correction coefficient; and selecting a plurality of initial reference instances of which the final correction coefficients are closest to a preset correction index as target reference instances for evaluating the assets to be evaluated. According to the method, the initial reference instance can be corrected from the aspects of market, land price, area, time, assembly and the like, so that the difference between each initial reference instance and the to-be-evaluated asset and the actual reference value of each initial reference instance are quantified, and the reasonability of a selection result and the reliability of an asset evaluation result are improved.

Description

Technical Field

[0001] The present invention relates to the technical field of asset evaluation, and in particular to a method, system and device for selecting and calculating reference instances of assets to be evaluated. Background Art

[0002] Before an asset transaction, it is necessary to conduct an asset transaction value assessment. Currently, the more common asset transaction value assessment method is the comparison method, that is, determining the transaction value of the target asset by comparing the recent transaction prices of similar assets. However, for the screening of recent similar assets (reference examples), the industry currently relies mainly on manual screening, which not only reduces the screening efficiency, but also is prone to errors, reducing the reliability of the asset assessment results. Summary of the invention

[0003] The purpose of the embodiments of the present invention is to provide a method, system and device for selecting and calculating reference instances of assets to be evaluated. By calling an asset correction model to calculate a correction coefficient, the difference between an initial reference instance and the asset to be evaluated can be quantified, and then the target reference instance with the most reference value can be quickly and accurately selected from historical transaction assets for evaluating the assets to be evaluated, thereby greatly improving the evaluation efficiency and the reliability of the evaluation results.

[0004] To achieve the above purpose, an embodiment of the present invention provides a method for selecting and calculating a reference instance of an asset to be evaluated, comprising:

[0005] Obtain basic information about the assets to be evaluated;

[0006] Selecting, from a pre-built asset transaction database, several historical transaction assets whose basic information is consistent with the asset to be evaluated as initial reference instances;

[0007] Calling an asset correction model to calculate a market correction coefficient, a land price correction coefficient, an area correction coefficient, a time correction coefficient, and an assembly correction coefficient of each of the initial reference instances; wherein the asset correction model includes a market correction model, a land price correction model, an area correction model, a time correction model, and an assembly correction model;

[0008] Multiplying the market correction coefficient, the land price correction coefficient, the area correction coefficient, the time correction coefficient and the assembly correction coefficient to obtain a final correction coefficient;

[0009] A number of initial reference instances whose final correction coefficients are closest to the preset correction index are selected as target reference instances for use in evaluating the asset to be evaluated.

[0010] As an improvement of the above solution, after selecting the target reference instance, the method further includes:

[0011] Calculating a similarity weight of each of the target reference instances based on the final correction coefficient of each of the target reference instances;

[0012] The final correction coefficient and the similarity weight of each target reference instance are used to perform weighted sum processing on the transaction price of each target reference instance to obtain an appraisal price for use in evaluating the asset to be evaluated.

[0013] As an improvement of the above solution, the similarity weight is calculated by the following formula:

[0014]

[0015] Among them, W i represents the similarity weight of the i-th target reference instance; n represents the total number of target reference instances; R i represents the final correction coefficient of the i-th target reference instance.

[0016] As an improvement of the above solution, the market correction model is used to calculate the market correction coefficient, and the market correction model is as follows:

[0017]

[0018] Among them, M i represents the market correction coefficient of the i-th initial reference instance; K represents the rental and sale coefficient; P i represents the transaction price of the i-th initial reference instance; S i represents the reference area of ​​the i-th initial reference instance; J i m represents the reference price per unit area of ​​the transaction year at the location of the i-th initial reference instance; 0 Represents the market correction judgment value; m 1 Indicates the first correction value; m 2 indicates the second correction value; and, m 0 、m 1 and m 2 All are positive numbers less than 1.

[0019] As an improvement of the above solution, the time correction model is used to calculate the time correction coefficient, and the time correction model is as follows:

[0020]

[0021] Among them, T i represents the time correction coefficient of the i-th initial reference instance; Y′ represents the construction year of the asset to be evaluated; Y i represents the construction year of the i-th initial reference instance; t represents the first time correction discriminant value; t 0Indicates the second time correction judgment value; t 1 Indicates the third correction value; t 2 indicates a fourth correction value; and, t 0 ,t 1 and t 2 are all positive numbers less than 1, and t is a positive number.

[0022] As an improvement of the above solution, the assembly correction model is used to calculate the assembly correction coefficient, and when the initial reference instance is a property-type asset with more than 1 floor and the transaction method is leasing or floor sale, the assembly correction model is as follows:

[0023]

[0024] Among them, L i represents the assembly correction coefficient of the i-th initial reference instance; C i It represents the number of layers of assets to be evaluated; l represents the fifth correction value and is a constant greater than 1.

[0025] As an improvement of the above solution, the assembly correction model is used to calculate the assembly correction coefficient, and when the initial reference instance is a property-type asset with more than 1 floor and the transaction method is to sell the entire building, the assembly correction model is as follows:

[0026]

[0027] Among them, L i represents the assembly correction coefficient of the i-th initial reference instance; C i represents the number of floors of the asset to be evaluated; q represents the average cost of installing an elevator per floor; P i Represents the transaction price of the i-th initial reference instance.

[0028] As an improvement to the above solution, when the asset to be evaluated is a property-type asset, the basic information includes asset type, transaction method, asset category, whether it is shared or disputed, and asset subcategory. Then, from the pre-constructed asset transaction database, several historical transaction assets whose basic information is consistent with the asset to be evaluated are selected as initial reference examples, including:

[0029] The screening range is divided with the location of the asset to be evaluated as the center and the preset search distance as the radius;

[0030] Within the screening range, historical transaction assets whose asset types, transaction methods and asset categories are consistent with the assets to be evaluated are selected as the first preliminary reference examples;

[0031] From the first preliminary reference examples, select the historical transaction assets that are shared or disputed to be consistent with the asset to be evaluated as the second preliminary reference examples;

[0032] From the second preliminary reference examples, select historical transaction assets whose asset sub-category is consistent with the asset to be evaluated as initial reference examples;

[0033] When the asset to be evaluated is a resource-based asset, the basic information includes the asset type, transaction method, resource type, and whether it is shared or disputed. Then, from the pre-built asset transaction database, several historical transaction assets whose basic information is consistent with the asset to be evaluated are selected as initial reference instances, including:

[0034] The screening range is divided with the location of the asset to be evaluated as the center and the preset search distance as the radius;

[0035] In the screening range, selecting a historical transaction asset whose asset type, transaction method and resource type are consistent with the asset to be evaluated as a first initial reference instance;

[0036] From the first initial reference examples, the historical transaction assets that are shared or disputed and consistent with the asset to be evaluated are selected as initial reference examples.

[0037] To achieve the above purpose, an embodiment of the present invention further provides a system for selecting and calculating a reference instance of an asset to be evaluated, comprising:

[0038] Information acquisition module, used to obtain basic information of the assets to be evaluated;

[0039] A first selection module is used to select a number of historical transaction assets whose basic information is consistent with the asset to be evaluated from a pre-built asset transaction database as initial reference instances;

[0040] A first correction module is used to call an asset correction model to calculate the market correction coefficient, land price correction coefficient, area correction coefficient, time correction coefficient and assembly correction coefficient of each of the initial reference instances; wherein the asset correction model includes a market correction model, a land price correction model, an area correction model, a time correction model and an assembly correction model;

[0041] A second correction module, used for multiplying the market correction coefficient, the land price correction coefficient, the area correction coefficient, the time correction coefficient and the assembly correction coefficient to obtain a final correction coefficient;

[0042] The second selection module is used to select several initial reference instances whose final correction coefficients are closest to the preset correction indicators as target reference instances for evaluating the asset to be evaluated.

[0043] To achieve the above-mentioned purpose, an embodiment of the present invention further provides a computing device for selecting a reference instance of an asset to be evaluated, comprising a processor, a memory, and a computer program stored in the memory and configured to be executed by the processor, wherein when the processor executes the computer program, the computing method for selecting a reference instance of an asset to be evaluated as described in any of the above-mentioned embodiments is implemented.

[0044] Compared with the prior art, the method, system and device for selecting and calculating reference instances of assets to be evaluated provided in the embodiments of the present invention obtain basic information of the assets to be evaluated; select several historical transaction assets whose basic information is consistent with the assets to be evaluated from a pre-constructed asset transaction database as initial reference instances; call an asset correction model to calculate the market correction coefficient, land price correction coefficient, area correction coefficient, time correction coefficient and assembly correction coefficient of each of the initial reference instances; wherein the asset correction model includes a market correction model, a land price correction model, an area correction model, a time correction model and an assembly correction model; multiply the market correction coefficient, the land price correction coefficient, the area correction coefficient, the time correction coefficient and the assembly correction coefficient to obtain a final correction coefficient; select several initial reference instances whose final correction coefficients are closest to a preset correction index as target reference instances for evaluating the assets to be evaluated. Compared with the prior art, after selecting the initial reference instance whose basic information is consistent with the asset to be evaluated, the embodiment of the present invention further modifies the initial reference instance from the perspectives of market, land price, area, time and assembly, so as to quantify the difference between each initial reference instance and the asset to be evaluated, so as to evaluate the actual reference value of different initial reference instances, thereby improving the rationality of the selection results and the reliability of the asset evaluation results. BRIEF DESCRIPTION OF THE DRAWINGS

[0045] Figure 1 It is a flow chart of a method for selecting and calculating a reference instance of an asset to be evaluated provided by an embodiment of the present invention;

[0046] Figure 2 It is a schematic diagram of collective asset types provided by an embodiment of the present invention;

[0047] Figure 3 It is a schematic diagram of the structure of a calculation system for selecting a reference instance of an asset to be evaluated provided by an embodiment of the present invention;

[0048] Figure 4 It is a structural diagram of a computing device for selecting a reference instance of an asset to be evaluated provided by an embodiment of the present invention. DETAILED DESCRIPTION

[0049] The following will be combined with the drawings in the embodiments of the present invention to clearly and completely describe the technical solutions in the embodiments of the present invention. Obviously, the described embodiments are only part of the embodiments of the present invention, not all of the embodiments. Based on the embodiments of the present invention, all other embodiments obtained by ordinary technicians in this field without creative work are within the scope of protection of the present invention.

[0050] It is worth noting that, in the description of this application, the terms "first" and "second" are used for descriptive purposes only and cannot be understood as indicating or implying relative importance or implicitly indicating the number of the indicated technical features. Therefore, the features defined as "first" and "second" may explicitly or implicitly include one or more of the features. In the description of this application, unless otherwise specified, the meaning of "plurality" is two or more.

[0051] See also Figure 1 , is a flow chart of a method for selecting and calculating a reference instance of an asset to be evaluated provided by an embodiment of the present invention, comprising steps S1 to S5:

[0052] S1. Obtain basic information of the assets to be evaluated;

[0053] S2. Selecting, from a pre-built asset transaction database, several historical transaction assets whose basic information is consistent with the asset to be evaluated as initial reference instances;

[0054] S3, calling an asset correction model to calculate the market correction coefficient, land price correction coefficient, area correction coefficient, time correction coefficient and assembly correction coefficient of each of the initial reference instances; wherein the asset correction model includes a market correction model, a land price correction model, an area correction model, a time correction model and an assembly correction model;

[0055] S4, multiplying the market correction coefficient, the land price correction coefficient, the area correction coefficient, the time correction coefficient and the assembly correction coefficient to obtain a final correction coefficient;

[0056] S5. Select several initial reference instances whose final correction coefficients are closest to the preset correction index as target reference instances for use in evaluating the asset to be evaluated.

[0057] For ease of explanation and understanding, in the following embodiments, collective assets will be taken as an example to explain the method described in the present invention, wherein collective assets include property-type collective assets (property-type assets) and resource-type collective assets (resource-type assets), property-type assets mainly refer to houses and buildings whose property rights belong to the collective, resource-type assets mainly refer to collectively owned land resources, and the transaction methods of collective assets include sale and lease. It is worth noting that in the selection and calculation method of the reference example of the asset to be evaluated described in the present invention, the asset to be evaluated can be a collective asset or other assets, which is not limited here.

[0058] Exemplarily, before step S1, it also includes "step S0, establishing an asset transaction database", wherein the asset transaction database includes three types of data: historical transaction assets (asset transaction instances), land prices and asset transaction indexes, wherein the historical transaction assets include basic information of traded assets.

[0059] Exemplarily, in step S1, the basic information may be the type of asset, transaction method, and whether it is shared or disputed, etc. It is understandable that the type of basic information of the asset to be evaluated obtained in step S1 should correspond to the type of basic information of the historical transaction assets in the asset transaction database, so that in step S2, based on the basic information, the historical transaction assets whose basic information is consistent with the asset to be evaluated can be selected from the asset transaction database as the initial reference instance. By selecting the initial reference instance, the embodiment of the present invention can filter out the historical transaction assets whose basic information is inconsistent with the asset to be evaluated, narrow the scope of subsequent screening, improve the efficiency of selecting reference instances, and further ensure the accuracy of the selection results.

[0060] Furthermore, although the basic information of the initial reference instance is the same as that of the asset to be evaluated, there are still differences between the initial reference instance and the asset to be evaluated, such as different transaction times, different assembly conditions, etc. Therefore, after the initial reference instance is selected, in step S3, the asset correction model is also called to correct the market, land price, area, time and assembly of each initial reference instance, including calling the market correction model to calculate the market correction coefficient of each initial reference instance, calling the land price correction model to calculate the land price correction coefficient of each initial reference instance, calling the area correction model to calculate the area correction coefficient of each initial reference instance, and calling the assembly correction model to calculate the assembly correction coefficient of each initial reference instance. Further, in step S4, the market correction coefficient, land price correction coefficient, area correction coefficient, time correction coefficient and assembly correction coefficient are multiplied to obtain the final correction coefficient.

[0061] Furthermore, in some embodiments, the asset correction model may compare the index of the asset to be evaluated with the corresponding index of the initial reference instance to obtain the corresponding correction coefficient. For example, the area of ​​the asset to be evaluated may be divided by the area of ​​the initial reference instance to obtain the area correction coefficient. Therefore, in some embodiments, the correction index in step S5 may be 1. Furthermore, after the target reference instance is selected, it may be used to evaluate the transaction price of the asset to be evaluated (for example, the transaction price of the asset to be evaluated may be evaluated based on the transaction price of each target reference instance and the final correction coefficient), and it may also be used to evaluate the future income of the asset to be evaluated, and it may also be used for other purposes, which are not limited here.

[0062] It is worth noting that, in some implementations, each initial reference instance may also be used as a target reference instance, but different importance is assigned to each initial reference instance according to the final correction index.

[0063] Compared with the prior art, after selecting the initial reference instance whose basic information is consistent with the asset to be evaluated, the embodiment of the present invention further modifies the initial reference instance from the perspectives of market, land price, area, time and assembly, so as to quantify the difference between each initial reference instance and the asset to be evaluated, so as to evaluate the actual reference value of different initial reference instances, thereby improving the rationality of the final selection result and the reliability of the asset evaluation result.

[0064] Exemplarily, step S0 is explained by taking collective assets as an example, wherein the asset transaction database contains three types of data, namely, historical transaction assets, land prices and asset transaction indexes.

[0065] Historical transaction assets include basic information of assets that have been traded in the region, among which the assets that have been traded are divided into two categories (i.e. asset types): property assets and resource assets. The basic information of property assets includes asset name, asset number, ownership unit, asset address, asset category (commercial, office, residential, industrial and public welfare), asset subcategory (further subdivided based on asset category, such as commercial is subdivided into shops, shopping malls, farmers' markets and hotels, office is subdivided into office buildings and complex buildings, residential is subdivided into commercial and residential buildings, dormitories and self-built houses, industrial is subdivided into factories and warehouses, and public welfare is subdivided into various types of public service supporting facilities), building area, building area, number of floors, year of construction, whether it is a single-family building, whether it has an elevator, whether it is shared or disputed, property ownership certificate number, transaction price and transaction method, etc. The basic information of resource-based assets includes the asset name, asset number, ownership unit, asset address, resource area, resource type (including cultivated land, industrial and mining storage land, public administration and public service land, forest land, other construction land, other agricultural land, commercial and service land, aquaculture water surface, gardens, residential land and unused land), whether it is shared or disputed, land ownership certificate number, transaction price and transaction method, etc.

[0066] Land prices include the benchmark land prices and calibrated low prices for each year, each plot and each use within the target range.

[0067] The asset transaction index includes the house sales price index, house rental price index, land transaction price index and rental-to-sale ratio in each region and year.

[0068] See also Figure 2 , is a schematic diagram of collective asset types provided by an embodiment of the present invention, consisting of Figure 2 It can be seen that collective assets are divided into property assets and resource assets. Among them, property assets can be divided into several major asset categories, and each major asset category is subdivided into several sub-asset categories. Specifically, the major asset categories include commercial, office, residential, industrial and public welfare. Further, commercial is subdivided into asset sub-categories such as shops, shopping malls, farmers' markets and hotels, office is subdivided into asset sub-categories such as office buildings and comprehensive buildings, residential is subdivided into asset sub-categories such as commercial and residential buildings, dormitories and self-built houses, industrial is subdivided into asset sub-categories such as factories and warehouses, and public welfare is subdivided into various types of public service supporting facilities, including parks, schools, ancestral halls, cultural activity centers, water, electricity and security supporting facilities and medical facilities; further, the resource types of resource-based assets include cultivated land, industrial and mining storage land, public administration and public service land, forest land, other construction land, other agricultural land, commercial and service land, aquaculture water surface, gardens, residential land and unused land.

[0069] Compared with the prior art, the embodiment of the present invention collects the traded assets and their related basic information in advance and constructs historical transaction assets. In the subsequent steps, initial reference instances with reference value can be batch selected from the asset transaction database based on the basic information, thereby improving the efficiency of selecting reference instances; further, the embodiment of the present invention integrates land prices and asset transaction indexes in the asset transaction database. In the subsequent steps, correction parameters of the initial reference instances can be quickly obtained to calculate the relevant correction coefficients of the initial reference instances, thereby further improving the efficiency of selecting reference instances and the efficiency of asset evaluation.

[0070] As one optional implementation, when the asset to be evaluated is a property-type asset, the basic information includes asset type, transaction method, asset category, whether it is shared or disputed, and asset subcategory. Then, the selection of several historical transaction assets whose basic information is consistent with the asset to be evaluated from the pre-built asset transaction database as initial reference examples includes:

[0071] The screening range is divided with the location of the asset to be evaluated as the center and the preset search distance as the radius;

[0072] Within the screening range, historical transaction assets whose asset types, transaction methods and asset categories are consistent with the assets to be evaluated are selected as the first preliminary reference examples;

[0073] From the first preliminary reference examples, select the historical transaction assets that are shared or disputed to be consistent with the asset to be evaluated as the second preliminary reference examples;

[0074] From the second preliminary reference examples, select historical transaction assets whose asset sub-category is consistent with the asset to be evaluated as initial reference examples;

[0075] When the asset to be evaluated is a resource-based asset, the basic information includes the asset type, transaction method, resource type, and whether it is shared or disputed. Then, from the pre-built asset transaction database, several historical transaction assets whose basic information is consistent with the asset to be evaluated are selected as initial reference instances, including:

[0076] The screening range is divided with the location of the asset to be evaluated as the center and the preset search distance as the radius;

[0077] In the screening range, selecting a historical transaction asset whose asset type, transaction method and resource type are consistent with the asset to be evaluated as a first initial reference instance;

[0078] From the first initial reference examples, the historical transaction assets that are shared or disputed and consistent with the asset to be evaluated are selected as initial reference examples.

[0079] Exemplarily, the preset search distance L may be 500 meters.

[0080] It is worth noting that in some scenarios, there may be too few screening results in a certain round, resulting in the inability to proceed to the next round of screening. In this case, the minimum reference number N can be pre-set. min (as in 3) and the optimal reference number N max (As in 5), and after completing each round of screening, the number of historical trading assets screened out is compared with N min (and / or N max ) to compare and adjust the screening strategy in real time according to the comparison results.

[0081] For example, the location of the asset to be evaluated is taken as the center, and the preset search distance L is used as the radius to divide the screening range. The historical transaction assets within the screening range are screened out and form an instance set. Then, the initial reference instances are selected from the instance set layer by layer according to the following screening order. First, the first round of screening is performed to screen historical transaction assets with the same asset type, transaction method, asset category or resource type as the asset to be evaluated from the instance set. If the number of historical transaction assets screened out in the first round is less than the minimum reference number N, the initial reference instances are selected from the instance set layer by layer. min , then the screening range is doubled (that is, the preset search distance is increased to 2L). If the screening result after doubling the screening range is still less than the minimum reference number N min , then double the range (that is, increase the preset search distance to 4L), and so on. If all historical transaction assets in the asset transaction database do not meet the requirements, the calculation is terminated.

[0082] If the number of historical transaction assets selected in the first round (first preliminary reference instance / first initial reference instance) is not less than the minimum reference quantity N min The second round of screening is carried out. The second round of screening requires consistency in "whether there is a common ownership or dispute". If the number of historical transaction assets screened out is not less than the minimum reference number N min The third round of screening is carried out. If it is less than the minimum reference number N min The results of the previous round of screening are used as the initial screening instance set and the screening is stopped.

[0083] The third round of screening is only for property assets, and the requirement is that the "asset sub-category" is consistent. If the number of historical transaction assets screened out is not less than the minimum reference number N min , the third round of screening results are used as the initial screening instance set, otherwise the previous round of screening results are used as the initial screening instance set, and the screening is stopped after the third round of screening.

[0084] After stopping the screening, if the number of initial screening instance sets is less than or equal to the optimal reference number N max , then the initial screening instance set is used as the final screening result, otherwise the historical transaction assets in the initial screening instance set are arranged from recent to long according to the transaction time, and the previous N max The item is the final screening result, and the final screening result is used as the initial reference instance.

[0085] Furthermore, after the initial reference instance is selected, in step S3, it is also necessary to call the asset correction model to calculate the market correction coefficient, land price correction coefficient, area correction coefficient, time correction coefficient and assembly correction coefficient of each initial reference instance; wherein the asset correction model includes a market correction model, a land price correction model, an area correction model, a time correction model and an assembly correction model.

[0086] It is understandable that by calculating the market correction coefficient, it is possible to avoid the initial reference instance from significantly deviating from the reasonable market price range due to non-market reasons, thereby ensuring the reference value of the transaction price of the initial reference instance.

[0087] As an optional implementation manner, the market correction model is used to calculate the market correction coefficient, and the market correction model is as follows:

[0088]

[0089] Among them, M i represents the market correction coefficient of the i-th initial reference instance; K represents the rental and sale coefficient; P i represents the transaction price of the i-th initial reference instance; S i represents the reference area of ​​the i-th initial reference instance; J i m represents the reference price per unit area of ​​the transaction year at the location of the i-th initial reference instance; 0 Represents the market correction judgment value; m 1 Indicates the first correction value; m 2 indicates the second correction value; and, m 0 、m 1 and m 2 All are positive numbers less than 1.

[0090] Specifically, when the transaction method is sale, the rental-sale coefficient K is 1; when the transaction method is lease, the rental-sale coefficient K is the rental-sale ratio of the area; when the asset type is property-type assets, the reference area S i Take the building area. When the asset type is resource-based assets, the reference area S i Take resource area; J i Priority is given to the calibrated land price of the corresponding asset category or resource type. If the calibrated land price for the area is missing, the latest benchmark land price of the corresponding asset category or resource type will be used. The floor land price will be used for property-type assets, and the ground land price will be used for resource-type assets.

[0091] For example, m 0 It can be 0.2; m 1 and m 2 It can be taken as 0.1, then, in this implementation, the market correction model is also expressed as shown in formula (2):

[0092]

[0093] Among them, M i represents the market correction coefficient of the i-th initial reference instance; K represents the rental and sale coefficient; P i represents the transaction price of the i-th initial reference instance; S irepresents the reference area of ​​the i-th initial reference instance; J i Represents the reference price per unit area of ​​land in the transaction year of the location of the i-th initial reference instance.

[0094] Furthermore, the difference in land price between the asset to be assessed and the initial reference instance can be corrected by calculating the land price correction coefficient.

[0095] Exemplarily, the land price correction model is shown in formula (3):

[0096]

[0097] Among them, V i represents the land price correction coefficient of the i-th initial reference case; J i represents the reference price per unit area of ​​the transaction year of the location of the i-th initial reference instance; J′ represents the latest reference price per unit area of ​​the location of the asset to be evaluated, and the value is obtained in the same way as J i Consistent.

[0098] Furthermore, the area difference between the asset to be assessed and the initial reference instance can be corrected by calculating the area correction coefficient.

[0099] Exemplarily, the area correction model is shown in formula (4):

[0100]

[0101] Among them, A i represents the area correction coefficient of the i-th initial reference instance; S i represents the reference area of ​​the i-th initial reference instance; S represents the area of ​​the asset to be evaluated, the building area for property-type assets and the resource area for resource-type assets.

[0102] Furthermore, by calculating the time correction factor, the difference in the construction year between the asset to be assessed and the initial reference example can be corrected.

[0103] As an optional implementation manner, the time correction model is used to calculate the time correction coefficient, and the time correction model is as follows:

[0104]

[0105] Among them, T i represents the time correction coefficient of the i-th initial reference instance; Y′ represents the construction year of the asset to be evaluated; Y i represents the construction year of the i-th initial reference instance; t represents the first time correction discriminant value; t 0 Indicates the second time correction judgment value; t 1 Indicates the third correction value; t2 indicates a fourth correction value; and, t 0 ,t 1 and t 2 are all positive numbers less than 1, and t is a positive number.

[0106] It is worth noting that the time correction coefficient of resource-based assets is 1, and the time correction coefficient of property-based assets is calculated using the above formula (5).

[0107] For example, t can be 100; t 0 ,t 1 and t 2 It can be taken as 0.2. Then, in this implementation, the time correction model is also expressed as shown in formula (6):

[0108]

[0109] Among them, T i represents the time correction coefficient of the i-th initial reference instance; Y′ represents the construction year of the asset to be evaluated; Y i represents the construction year of the i-th initial reference instance.

[0110] Furthermore, the assembly correction coefficient can be calculated to correct the difference in assembly conditions between the asset to be evaluated and the initial reference instance, and whether an elevator is installed is mainly used as an indicator. When the initial reference instance is a property-type asset with 1 floor or a resource-type asset, the assembly correction coefficient is 1.

[0111] As one optional implementation, the assembly correction model is used to calculate the assembly correction coefficient, and when the initial reference instance is a property-type asset with a number of floors greater than 1 and the transaction method is leasing or floor sale, the assembly correction model is as follows:

[0112]

[0113] Among them, L i represents the assembly correction coefficient of the i-th initial reference instance; C i It represents the number of layers of assets to be evaluated; l represents the fifth correction value and is a constant greater than 1.

[0114] Exemplarily, the value of l may be 200. Then, in this embodiment, the assembly correction model is also expressed as shown in formula (8):

[0115]

[0116] Among them, L i represents the assembly correction coefficient of the i-th initial reference instance; C i Indicates the number of layers of assets to be evaluated.

[0117] As an optional implementation, the assembly correction model is used to calculate the assembly correction coefficient, and when the initial reference instance is a property-type asset with more than 1 floor and the transaction method is to sell the entire building, the assembly correction model is as follows:

[0118]

[0119] Among them, L i represents the assembly correction coefficient of the i-th initial reference instance; C i represents the number of floors of the asset to be evaluated; q represents the average cost of installing an elevator per floor; P i Represents the transaction price of the i-th initial reference instance.

[0120] Furthermore, in step S4, the market correction coefficient, the land price correction coefficient, the area correction coefficient, the time correction coefficient and the assembly correction coefficient are multiplied to obtain a final correction coefficient. Exemplarily, the calculation of the final correction coefficient is shown in formula (10):

[0121] R i =M i V i A ii L i (10)

[0122] Among them, R i represents the final correction coefficient of the i-th initial reference instance; M i represents the market correction coefficient of the i-th initial reference instance; V i A represents the land price correction coefficient of the i-th initial reference case; i represents the area correction coefficient of the i-th initial reference instance; T i represents the time correction coefficient of the i-th initial reference instance; L i represents the assembly correction factor of the i-th initial reference instance.

[0123] It is worth noting that, in some implementations, the market correction coefficient, land price correction coefficient, area correction coefficient, time correction coefficient and assembly correction coefficient are calculated by formulas (2), (3), (4), (6) and (8 / 9), respectively. In these implementations, the value of the correction index is 1, that is, the closer the final correction coefficient is to 1, the higher the similarity between the initial reference instance and the asset to be evaluated.

[0124] As an optional implementation manner, after selecting the target reference instance, the method further includes:

[0125] Calculating a similarity weight of each of the target reference instances based on the final correction coefficient of each of the target reference instances;

[0126] The final correction coefficient and the similarity weight of each target reference instance are used to perform weighted sum processing on the transaction price of each target reference instance to obtain an appraisal price for use in evaluating the asset to be evaluated.

[0127] As an optional implementation manner, the similarity weight is calculated by the following formula:

[0128]

[0129] Among them, W i represents the similarity weight of the i-th target reference instance; n represents the total number of target reference instances; R i represents the final correction coefficient of the i-th target reference instance.

[0130] It can be understood that the similarity weight is used to evaluate the similarity between each target reference instance and the asset to be evaluated. The higher the similarity, the greater the reference value of the target reference instance.

[0131] For example, the valuation of the asset to be appraised is calculated by formula (12):

[0132]

[0133] Among them, PD represents the appraisal price of the asset to be appraised; P i represents the transaction price of the i-th target reference instance; R i represents the final correction coefficient of the i-th target reference instance; W i represents the similarity weight of the i-th target reference instance; n represents the total number of target reference instances.

[0134] Compared with the prior art, the embodiment of the present invention uses a final correction coefficient to correct the transaction price of each target reference instance, and then uses the similarity weight to perform weighted summation on the corrected transaction prices, which can make the obtained appraisal price more reasonable and improve the accuracy of the asset appraisal results.

[0135] Compared with the prior art, the method for selecting and calculating the reference instance of the asset to be evaluated provided in the embodiment of the present invention obtains the basic information of the asset to be evaluated; selects several historical transaction assets whose basic information is consistent with the asset to be evaluated from a pre-constructed asset transaction database as initial reference instances; calls an asset correction model to calculate the market correction coefficient, land price correction coefficient, area correction coefficient, time correction coefficient and assembly correction coefficient of each of the initial reference instances; wherein the asset correction model includes a market correction model, a land price correction model, an area correction model, a time correction model and an assembly correction model; multiplies the market correction coefficient, the land price correction coefficient, the area correction coefficient, the time correction coefficient and the assembly correction coefficient to obtain a final correction coefficient; selects several initial reference instances whose final correction coefficient is closest to a preset correction index as target reference instances for evaluating the asset to be evaluated. Compared with the prior art, after selecting the initial reference instance whose basic information is consistent with the asset to be evaluated, the embodiment of the present invention further modifies the initial reference instance from the perspectives of market, land price, area, time and assembly, so as to quantify the difference between each initial reference instance and the asset to be evaluated, so as to evaluate the actual reference value of different initial reference instances, thereby improving the rationality of the selection results and the reliability of the asset evaluation results.

[0136] See also Figure 3 The embodiment of the present invention further provides a calculation system 10 for selecting a reference instance of an asset to be evaluated, comprising:

[0137] The information acquisition module 11 is used to obtain basic information of the asset to be evaluated;

[0138] A first selection module 12 is used to select a number of historical transaction assets whose basic information is consistent with the asset to be evaluated from a pre-built asset transaction database as initial reference instances;

[0139] A first correction module 13 is used to call an asset correction model to calculate the market correction coefficient, land price correction coefficient, area correction coefficient, time correction coefficient and assembly correction coefficient of each of the initial reference instances; wherein the asset correction model includes a market correction model, a land price correction model, an area correction model, a time correction model and an assembly correction model;

[0140] A second correction module 14 is used to multiply the market correction coefficient, the land price correction coefficient, the area correction coefficient, the time correction coefficient and the assembly correction coefficient to obtain a final correction coefficient;

[0141] The second selection module 15 is used to select a number of initial reference instances whose final correction coefficients are closest to the preset correction index as target reference instances for evaluating the asset to be evaluated.

[0142] The system for selecting and calculating reference instances of assets to be evaluated provided in an embodiment of the present invention can implement all process steps of the method for selecting and calculating reference instances of assets to be evaluated described in the above embodiments. The functions of each module and unit in the system and the technical effects achieved are respectively the same as the functions and technical effects achieved by the method for selecting and calculating reference instances of assets to be evaluated described in the above embodiments, and the specific implementation method will not be repeated here.

[0143] See also Figure 4 The embodiment of the present invention further provides a device 20 for selecting and calculating a reference instance of an asset to be evaluated, comprising a processor 21, a memory 22, and a computer program stored in the memory 22 and configured to be executed by the processor 21. When the processor 21 executes the computer program, the steps in the above-mentioned embodiment of the method for selecting and calculating a reference instance of an asset to be evaluated are implemented, for example Figure 1 or, the processor 21 implements the functions of each module in the above-mentioned system embodiments when executing the computer program.

[0144] The computing device for selecting the reference instance of the asset to be evaluated may be a computing device such as a desktop computer, a notebook, a PDA, and a cloud server. The computing device for selecting the reference instance of the asset to be evaluated may include, but is not limited to, a processor and a memory. Those skilled in the art may understand that the schematic diagram is only an example of the computing device for selecting the reference instance of the asset to be evaluated, and does not constitute a limitation on the computing device for selecting the reference instance of the asset to be evaluated. It may include more or fewer components than shown in the figure, or combine certain components, or different components. For example, the computing device for selecting the reference instance of the asset to be evaluated may also include input and output devices, network access devices, buses, etc.

[0145] The processor may be a central processing unit (CPU), or other general-purpose processors, digital signal processors (DSP), application-specific integrated circuits (ASIC), field-programmable gate arrays (FPGA) or other programmable logic devices, discrete gate or transistor logic devices, discrete hardware components, etc. The general-purpose processor may be a microprocessor or any conventional processor, etc. The processor is the control center of the selection computing device for the reference instance of the asset to be evaluated, and uses various interfaces and lines to connect various parts of the selection computing device for the reference instance of the asset to be evaluated.

[0146] The memory can be used to store the computer program and / or module, and the processor realizes various functions of the selection computing device of the reference instance of the asset to be evaluated by running or executing the computer program and / or module stored in the memory, and calling the data stored in the memory. The memory can mainly include a program storage area and a data storage area, wherein the program storage area can store an operating system, an application required for at least one function, etc.; the data storage area can store data created according to the use of the controller, etc. In addition, the memory can include a high-speed random access memory, and can also include a non-volatile memory, such as a hard disk, a memory, a plug-in hard disk, a smart memory card (Smart Media Card, SMC), a secure digital (Secure Digital, SD) card, a flash card (Flash Card), at least one disk storage device, a flash memory device, or other volatile solid-state storage devices.

[0147] Wherein, if the module integrated by the computing device for selecting the reference instance of the asset to be evaluated is implemented in the form of a software functional unit and sold or used as an independent product, it can be stored in a computer-readable storage medium. Based on such an understanding, the present invention implements all or part of the processes in the above-mentioned embodiment method, and can also be completed by instructing the relevant hardware through a computer program. The computer program can be stored in a computer-readable storage medium, and when the computer program is executed by the processor, the steps of the above-mentioned method embodiments can be implemented. Wherein, the computer program includes computer program code, and the computer program code can be in the form of source code, object code, executable file or some intermediate form. The computer-readable medium can include: any entity or device capable of carrying the computer program code, recording medium, U disk, mobile hard disk, magnetic disk, optical disk, computer memory, read-only memory (ROM), random access memory (RAM), electric carrier signal, telecommunication signal and software distribution medium, etc.

[0148] Compared with the prior art, the system and device for selecting and calculating reference instances of assets to be evaluated provided in the embodiments of the present invention obtain basic information of the assets to be evaluated; select several historical transaction assets whose basic information is consistent with the assets to be evaluated from a pre-constructed asset transaction database as initial reference instances; call an asset correction model to calculate the market correction coefficient, land price correction coefficient, area correction coefficient, time correction coefficient and assembly correction coefficient of each of the initial reference instances; wherein the asset correction model includes a market correction model, a land price correction model, an area correction model, a time correction model and an assembly correction model; multiply the market correction coefficient, the land price correction coefficient, the area correction coefficient, the time correction coefficient and the assembly correction coefficient to obtain a final correction coefficient; select several initial reference instances whose final correction coefficients are closest to a preset correction index as target reference instances for evaluating the assets to be evaluated. Compared with the prior art, after selecting the initial reference instance whose basic information is consistent with the asset to be evaluated, the embodiment of the present invention further modifies the initial reference instance from the perspectives of market, land price, area, time and assembly, so as to quantify the difference between each initial reference instance and the asset to be evaluated, so as to evaluate the actual reference value of different initial reference instances, thereby improving the rationality of the selection results and the reliability of the asset evaluation results.

[0149] The above is a preferred embodiment of the present invention. It should be pointed out that a person skilled in the art can make several improvements and modifications without departing from the principle of the present invention. These improvements and modifications are also considered to be within the scope of protection of the present invention.

Claims

1. A method for selecting and calculating a reference instance of an asset to be evaluated, characterized in that: include: Obtain basic information about the assets to be evaluated; Selecting, from a pre-built asset transaction database, several historical transaction assets whose basic information is consistent with the asset to be evaluated as initial reference instances; Calling an asset correction model to calculate a market correction coefficient, a land price correction coefficient, an area correction coefficient, a time correction coefficient, and an assembly correction coefficient of each of the initial reference instances; wherein the asset correction model includes a market correction model, a land price correction model, an area correction model, a time correction model, and an assembly correction model; Multiplying the market correction coefficient, the land price correction coefficient, the area correction coefficient, the time correction coefficient and the assembly correction coefficient to obtain a final correction coefficient; A number of initial reference instances whose final correction coefficients are closest to the preset correction index are selected as target reference instances for use in evaluating the asset to be evaluated.

2. The method for selecting and calculating a reference instance of an asset to be evaluated as claimed in claim 1, characterized in that: After selecting the target reference instance, the method further includes: Calculating a similarity weight of each of the target reference instances based on the final correction coefficient of each of the target reference instances; The final correction coefficient and the similarity weight of each target reference instance are used to perform weighted sum processing on the transaction price of each target reference instance to obtain an appraisal price for use in evaluating the asset to be evaluated.

3. The method for selecting and calculating a reference instance of an asset to be evaluated as claimed in claim 2, characterized in that: The similarity weight is calculated by the following formula: Among them, W i represents the similarity weight of the i-th target reference instance; n represents the total number of target reference instances; R i represents the final correction coefficient of the i-th target reference instance.

4. The method for selecting and calculating a reference instance of an asset to be evaluated as claimed in claim 1, characterized in that: The market correction model is used to calculate the market correction coefficient, and the market correction model is as follows: Among them, M i represents the market correction coefficient of the i-th initial reference instance; K represents the rental and sale coefficient; P i represents the transaction price of the i-th initial reference instance; S i represents the reference area of ​​the i-th initial reference instance; J i It represents the reference price per unit area of ​​land in the transaction year of the location of the i-th initial reference instance; m0 represents the market correction judgment value; m1 represents the first correction value; m2 represents the second correction value; and m0, m1 and m2 are all positive numbers less than 1.

5. The method for selecting and calculating a reference instance of an asset to be evaluated as claimed in claim 1, characterized in that: The time correction model is used to calculate the time correction coefficient, and the time correction model is as follows: Among them, T i represents the time correction coefficient of the i-th initial reference instance; Y′ represents the construction year of the asset to be evaluated; Y i represents the construction year of the i-th initial reference instance; t represents the first time correction judgment value; t0 represents the second time correction judgment value; t1 represents the third correction value; t2 represents the fourth correction value; and t0, t1 and t2 are all positive numbers less than 1, and t is a positive number.

6. The method for selecting and calculating a reference instance of an asset to be evaluated as claimed in claim 1, characterized in that: The assembly correction model is used to calculate the assembly correction coefficient, and when the initial reference instance is a property-type asset with a number of floors greater than 1 and the transaction method is leasing or floor sale, the assembly correction model is as follows: Among them, L i represents the assembly correction coefficient of the i-th initial reference instance; C i It represents the number of layers of assets to be evaluated; l represents the fifth correction value and is a constant greater than 1.

7. The method for selecting and calculating a reference instance of an asset to be evaluated as claimed in claim 1, characterized in that: The assembly correction model is used to calculate the assembly correction coefficient, and when the initial reference instance is a property-type asset with more than 1 storey and the transaction method is to sell the entire building, the assembly correction model is as follows: Among them, L i represents the assembly correction coefficient of the i-th initial reference instance; C i represents the number of floors of the asset to be evaluated; q represents the average cost of installing an elevator per floor; P i Represents the transaction price of the i-th initial reference instance.

8. The method for selecting and calculating a reference instance of an asset to be evaluated as claimed in claim 1, characterized in that: When the asset to be evaluated is a property-type asset, the basic information includes asset type, transaction method, asset category, whether it is shared or disputed, and asset subcategory. Then, from the pre-built asset transaction database, several historical transaction assets whose basic information is consistent with the asset to be evaluated are selected as initial reference examples, including: The screening range is divided with the location of the asset to be evaluated as the center and the preset search distance as the radius; Within the screening range, historical transaction assets whose asset types, transaction methods and asset categories are consistent with the assets to be evaluated are selected as the first preliminary reference examples; From the first preliminary reference examples, select the historical transaction assets that are shared or disputed to be consistent with the asset to be evaluated as the second preliminary reference examples; From the second preliminary reference examples, select historical transaction assets whose asset sub-category is consistent with the asset to be evaluated as initial reference examples; When the asset to be evaluated is a resource-based asset, the basic information includes the asset type, transaction method, resource type, and whether it is shared or disputed. Then, from the pre-built asset transaction database, several historical transaction assets whose basic information is consistent with the asset to be evaluated are selected as initial reference instances, including: The screening range is divided with the location of the asset to be evaluated as the center and the preset search distance as the radius; In the screening range, selecting a historical transaction asset whose asset type, transaction method and resource type are consistent with the asset to be evaluated as a first initial reference instance; From the first initial reference examples, the historical transaction assets that are shared or disputed and consistent with the asset to be evaluated are selected as initial reference examples.

9. A system for selecting and calculating reference instances of assets to be evaluated, characterized in that: include: Information acquisition module, used to obtain basic information of the assets to be evaluated; A first selection module is used to select a number of historical transaction assets whose basic information is consistent with the asset to be evaluated from a pre-built asset transaction database as initial reference instances; A first correction module is used to call an asset correction model to calculate the market correction coefficient, land price correction coefficient, area correction coefficient, time correction coefficient and assembly correction coefficient of each of the initial reference instances; wherein the asset correction model includes a market correction model, a land price correction model, an area correction model, a time correction model and an assembly correction model; A second correction module, used for multiplying the market correction coefficient, the land price correction coefficient, the area correction coefficient, the time correction coefficient and the assembly correction coefficient to obtain a final correction coefficient; The second selection module is used to select several initial reference instances whose final correction coefficients are closest to the preset correction indicators as target reference instances for evaluating the asset to be evaluated.

10. A computing device for selecting reference instances of assets to be evaluated, characterized in that: It comprises a processor, a memory and a computer program stored in the memory and configured to be executed by the processor, and when the processor executes the computer program, it implements the method for selecting and calculating the reference instance of the asset to be evaluated as described in any one of claims 1 to 8.

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