Device and method for assessing rent for rental property, and program therefor

Abstract

To further facilitate the use of assessment of the rent for a rental property.SOLUTION: A device 100 acquires target property data representing a target property (S201). Subsequently, the device 100 extracts, from a plurality of comparative properties, ones with first similarity to the target property to a predetermined rank as a first set of comparative properties (S202). The device 100, for each comparative property included in the extracted first set of comparative properties, calculates a rent after correction obtained by correcting a rent for the comparative property with the amount of money according to the difference between the value of a first characteristic of a plurality of characteristics of the target property and the value of the first characteristic of the comparative property, and generates a first set of comparative properties after correction (S203). After that, the device extracts, from the generated first set of comparative properties after correction, ones with second similarity to the target property to a predetermined rank as a second set of comparative properties (S204). Finally, the device calculates, as an assessed rent, the average value or the approximate value of the rent after correction for the second set of comparative properties (S205).SELECTED DRAWING: Figure 2

Description

[Technical field]

[0001] The present invention relates to an apparatus, a method and a program for assessing the rent of a rental property. [Background technology]

[0002] Real estate management companies that manage rental properties are required to assess the rent of each property. Conventionally, the transaction comparison method has been known as a method with an objective basis, but in order for a real estate management company to use the transaction comparison method for its own rent assessment, a large amount of calculations are required, so it is necessary to develop a rent assessment system that automates these calculations. Summary of the Invention [Problem to be solved by the invention]

[0003] Although there are rent appraisal systems provided for real estate management companies, they are not widely used and improvements are needed.

[0004] The present invention has been made in consideration of the above points, and an object of the present invention is to improve an apparatus, method, or program for assessing rent for a rental property so that it is easier to use. [Means for solving the problem]

[0005] In order to solve such problems, a first aspect of the present invention is a method for assessing the rent of a rental property, comprising the steps of: a server receiving, from a device communicating with the server via an IP network, target property data representing a plurality of characteristics of a target property to be assessed, or an input for identifying the target property data; the server extracting, from a plurality of comparable properties stored in a manner accessible from the server, at least a portion of comparable properties whose first similarity to the target property is up to a first predetermined rank, or at least a portion of comparable properties whose first similarity is equal to or greater than a first predetermined value, as a first set of comparable properties, based on the target property data; and the server extracting, for each comparable property included in at least a portion of the first set of comparable properties, The method includes the steps of: when there is a difference between the value of a first feature among a plurality of features and the value of the first feature of the comparative property, storing an adjusted rent obtained by adjusting the rent of the comparative property by an amount corresponding to the difference, in association with the comparative property, to generate a first set of adjusted comparative properties; extracting, from at least some of the first set of adjusted comparative properties based on the target property data, at least some of the comparative properties whose second similarity with the target property is up to a second predetermined rank, or at least some of the comparative properties whose second similarity is equal to or greater than a second predetermined value, as a second set of comparative properties; and calculating, by the server, the average value or an approximation thereof of the adjusted rents of the second set of comparative properties as the assessed rent of the target property, and transmitting the assessed rent to the device.

[0006] A second aspect of the present invention is the method of the first aspect, wherein the first set of comparable objects includes between 500 and 1000 comparable objects.

[0007] A third aspect of the present invention is the method of the first aspect, wherein the second set of comparable objects includes between 50 and 150 comparable objects.

[0008] In addition, a fourth aspect of the present invention is a method according to the first aspect, wherein at least a portion of the first set of adjusted comparative properties is a portion of the first set of adjusted comparative properties excluding at least those comparable properties whose difference between the adjusted rent and the unadjusted rent is greater than or equal to a predetermined threshold value from the average value or an approximation thereof.

[0009] In addition, a fifth aspect of the present invention is a method of any one of the first to fourth aspects, wherein the first similarity is calculated based on a predetermined first formula using at least one of the difference in exclusive area with the target property, the difference in age, and the distance between the target property and the property.

[0010] In addition, a sixth aspect of the present invention is a method of any one of the first to fourth aspects, wherein the second similarity is calculated based on a predetermined second formula using at least one of the distance and the difference in walking time between the property and the target property.

[0011] A seventh aspect of the present invention is a method according to any one of the first to fourth aspects, wherein the first feature is any one of the following: square footage, age of the building, walking distance from the station, whether or not the bathroom and toilet are separate, and whether or not there is a delivery box.

[0012] In addition, an eighth aspect of the present invention is a method of the seventh aspect, further comprising a step of: for each corrected comparative property included in the first set of corrected comparative properties, if there is a difference between the value of a second characteristic different from the first characteristic among the plurality of characteristics of the target property and the value of the second characteristic of the corrected comparative property, further correcting the rent of the corrected comparative property by an amount corresponding to the difference and storing it in association with the corrected comparative property.

[0013] A ninth aspect of the present invention is a program for causing a server to execute a method for appraising rent for a rental property, the method including the steps of receiving, from a device communicating with the server via an IP network, target property data representing a plurality of characteristics of a target property to be appraised, or an input for identifying the target property data, from a plurality of comparable properties stored in a manner accessible from the server, extracting, based on the target property data, at least a portion of comparable properties whose first similarity to the target property is up to a first predetermined rank, or at least a portion of comparable properties whose first similarity is equal to or greater than a first predetermined value, as a first set of comparable properties, and for each comparable property included in at least a portion of the first set of comparable properties, extracting a first set of comparable properties from the target property based on the target property data. the step of: when there is a difference between the value of a first feature of the plurality of features and the value of the first feature of the comparative property, correcting the rent of the comparative property by an amount corresponding to the difference, associating the corrected rent with the comparative property and storing it to generate a first set of corrected comparative properties; extracting, from at least some of the first set of corrected comparative properties based on the target property data, at least some of the comparative properties whose second similarity with the target property is up to a second predetermined rank, or at least some of the comparative properties whose second similarity is equal to or greater than a second predetermined value, as a second set of comparative properties; and calculating an average value or an approximation thereof of the corrected rents of the second set of comparative properties as the assessed rent of the target property, and transmitting the assessed rent to the device.

[0014] A tenth aspect of the present invention is a server for assessing rent for a rental property, comprising: a device communicating with the server via an IP network, receiving target property data representing a plurality of characteristics of a target property to be assessed, or an input for identifying the target property data; and extracting, from a plurality of comparative properties stored in a manner accessible from the server, at least a portion of comparative properties having a first similarity to the target property up to a first predetermined rank, or at least a portion of comparative properties having the first similarity equal to or greater than a first predetermined value, as a first set of comparative properties based on the target property data; and, for each comparative property included in at least a portion of the first set of comparative properties, calculating the plurality of characteristics of the target property. and if there is a difference between the value of a first characteristic of the comparative property and the value of the first characteristic of the comparative property, the rent of the comparative property is corrected by an amount corresponding to the difference, the corrected rent is associated with the comparative property, a first set of corrected comparative properties is generated, and from at least some of the corrected comparative properties of the first set, based on the target property data, at least some of the comparative properties whose second similarity with the target property is up to a second predetermined rank, or at least some of the comparative properties whose second similarity is equal to or greater than a second predetermined value, are extracted as a second set of comparative properties, an average value or an approximation thereof of the corrected rents of the comparative properties of the second set is calculated as the assessed rent of the target property, and the assessed rent is transmitted to the device. Effect of the Invention

[0015] According to one aspect of the present invention, the rent of each of the extracted comparative properties is adjusted by an amount corresponding to the difference between the comparative property and the target property, and then a selection of comparative properties is extracted and the adjusted rent of each comparative property is used to assess the rent of the target property, making it easier to use devices etc. for assessing the rent of rental properties. [Brief description of the drawings]

[0016] [Figure 1] FIG. 1 shows an apparatus according to one embodiment of the present invention. [Diagram 2]FIG. 1 is a diagram showing the flow of a method for calculating rent according to one embodiment of the present invention. [Diagram 3] FIG. 11 is a diagram showing an example of a property data input screen according to an embodiment of the present invention. [Figure 4] This is a distribution diagram of pre-adjustment rents and post-adjustment rents of comparative properties according to one embodiment of the present invention. DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS

[0017] Hereinafter, an embodiment of the present invention will be described in detail with reference to the drawings.

[0018] (First embodiment) An apparatus according to an embodiment of the present invention is shown in Fig. 1. The apparatus 100 is an apparatus for assessing rent for rental property, and communicates with a company terminal 110 used by a real estate management company via an IP network such as the Internet.

[0019] The device 100 includes a communication unit 101 such as a communication interface, a processing unit 102 such as a processor or CPU, and a storage unit 103 including a storage device or storage medium such as a memory or a hard disk, and can be configured by executing a program for performing each process or operation in the processing unit 102. The device 100 may include one or more devices, computers, or servers. The program may include one or more programs, and may be recorded in a computer-readable storage medium to form a non-transient program product. The program may be stored in a storage device or storage medium such as the storage unit 103 or a database 104 accessible from the device 100 via an IP network, and instructions included in the program may be executed in at least one processor of the processing unit 102. Data described below as being stored in the storage unit 103 may be stored in the database 104, and vice versa.

[0020] First, the device 100 acquires target property data that indicates a plurality of characteristics of a target property that is the subject of appraisal (S201). The target property data can be acquired, for example, by a person in charge of the real estate management company inputting the data using the company terminal 110 and the device 100 receiving the input.

[0021] Input through the company terminal 110 can be performed by sending property data input screen display information as, for example, an HTML file and using an input screen (see FIG. 3) displayed on a web browser on the display screen of the company terminal 110, or by running an application (hereinafter also referred to as an "app") installed on the company terminal 110 and using an input screen displayed on the app. Note that when the "input screen" is displayed on a web browser, it can take various forms such as a web page, modal window, or pop-up window, and when it is displayed on an app, it can be one screen of the app. In either case, any screen that includes an area with an input field for inputting the target property data corresponds to a property data input screen.

[0022] The target property data may be indirectly acquired as data identified by an input received from the device 100 when a search is performed from a search screen displayed on the company terminal 110 and a target property is selected from the search results. In this case, the device 100 may identify and acquire the target property data stored in the storage unit 103 based on the input.

[0023] Also, the target property data can be acquired from various devices, not just from the company terminal 110 of the real estate management company. As an example, the target property data may be received by the device 100 from a system in which rental property data representing a plurality of characteristics of rental properties managed by the real estate management company is stored. For example, in the system, when the rental status of a rental property becomes vacant or scheduled to be vacant, the target property data may be automatically transmitted to the device 100 with the rental property as the target property, and the assessed rent for the rental property may be transmitted from the device 100 to the system. In this way, the latest assessed rent can be stored in the system. Also, when the device 100 provides an API for rent assessment, the required target property data may be acquired by the device 100 as a parameter for calling the API.

[0024] The target property data includes the address or nearest station of the target property as its features. If the nearest station is included, it may further include the line along the line and the number of minutes on foot from the nearest station to the target property (hereinafter also referred to as "walking minutes"). The target property data may also include, as its features, the property type (e.g., condominium, apartment, detached house, etc.), the sale designation (e.g., sale only, sale excluding sale, or sale including sale), the structure (e.g., reinforced concrete structure, light steel frame structure, etc.), the floor plan (e.g., 1R, 1LDK, etc.), the value or range of the exclusive area, the value or range of the age of the building, etc.

[0025] Next, the device 100 extracts at least some of the comparative properties whose first similarity with the target property is up to a first predetermined rank from the plurality of comparative properties based on the target property data as a first set of comparative properties (S202). The comparative property data representing the plurality of comparative properties may be stored in the storage unit 103. As an example, the first similarity is calculated based on a predetermined first formula for comparative properties having the same nearest station included in the target property data or the nearest station inferred from the address included in the target property data. More specifically, the predetermined first formula may calculate a value corresponding to the difference between the comparative property and the target property for each of a plurality of characteristics of the comparative property, and calculate a first score based on the calculated plurality of values. It is preferable that the extraction is performed automatically based on the first similarity, rather than a user using the rent appraisal service provided by the device 100 specifying conditions for extracting the first set of comparative properties from the terminal 110.

[0026] When the target property data includes the address, floor area, walking distance, and building age, the first score can be calculated, for example, by the following formula: When using this formula, the smaller the first score, the more similar the properties are evaluated to be, so the first similarity can be taken as the inverse of the first score. 1st score = |Difference in floor area|×3 / 1 + |Difference in walking distance|×3 / 1 +|Difference in age of buildings|×2 / 1+|Distance between properties|×1 / 100 The difference in exclusive area and the difference in walking time are evaluated as having the same impact on similarity, while the difference in age of the building is evaluated as having a smaller impact. Also, the distance between properties is adjusted by dividing it by 100 since it takes a large value in meters, such as 100m or 200m. If the walking time is not included as a feature in the target property data, it may be calculated using the nearest station included in the target property data or the nearest station inferred from the address included in the target property data, and the address included in the target property data. Here, an example is given of a formula that uses all of the difference in exclusive area, the difference in walking time, the difference in age of the building, and the distance between properties, but any one of these may be used.

[0027] As another example, if the target property data includes the address, the floor area, and the year built, the first score can be calculated by the following formula: 1st score = |Difference in floor area|×3 / 1 + |Difference in age of buildings|×2 / 1 +|Distance between properties|×1 / 100

[0028] For example, the top 700 comparable properties in terms of first similarity, or at least some of them, may be extracted as the first set of comparable properties. Alternatively, instead of ranking, comparable properties with a first similarity equal to or exceeding a predetermined value such as 0.01 (hereinafter also referred to as the "first predetermined value"), or at least some of them, may be extracted as the first set of comparable properties. The first set of comparable properties preferably includes between 500 and 1000 comparable properties.

[0029] Then, for each comparative property included in the extracted first set of comparative properties, if there is a difference between the value of a first characteristic among the multiple characteristics of the target property and the value of the first characteristic of the comparative property, the device 100 corrects the rent of the comparative property by an amount corresponding to the difference, stores the corrected rent in association with the comparative property, and generates the first set of corrected comparative properties (S203).

[0030] When the first characteristic is the number of floors or the direction, the rent can be adjusted using the obtained correction coefficient by referring to the correspondence between the predetermined characteristics and the correction coefficient. For example, if the number of floors of the comparative property is one less, the rent can be adjusted by adding 0.7% of the rent, since the rent is generally higher in the property with a higher floor.

[0031] The rent can be adjusted by, other than or in addition to referring to the correspondence described above, performing a multiple regression analysis on the extracted first set of comparative properties with the rent as the objective variable and multiple features as explanatory variables to obtain coefficients for each feature, and then calculating the estimated rent or its approximate value for each comparative property when the value of each feature is the value of the target property. If the multiple features include qualitative variables such as whether or not there is a separate bathroom and toilet, or whether or not there is a delivery box, these are converted into dummy variables. If any of the coefficients obtained as a result of the multiple regression analysis are outside a specified range, the upper or lower limit of the specified range or an approximate value thereof may be used as the coefficient.

[0032] Next, if necessary, one or more comparable properties whose difference between the adjusted rent and the pre-adjustment rent is relatively farther than the average or its approximation may be excluded. Specifically, at least one or more comparable properties whose difference is farther than the average or its approximation by a predetermined threshold value such as one standard deviation (hereinafter also referred to as the "first predetermined threshold value") may be excluded. Then, the one or more comparable properties may be excluded from the first set of comparable properties, and the first set of adjusted comparable properties may be generated again using multiple regression analysis. Alternatively, one or more comparable properties whose difference between the pre-adjustment rent and the pre-adjustment rent is farther than the average or its approximation may be excluded from the first set of adjusted comparable properties without performing multiple regression analysis again, and the next step may be proceeded to.

[0033] Then, from at least some of the generated first set of corrected comparative properties, at least some of the comparative properties whose second similarity with the target property is up to a second predetermined rank are extracted as a second set of comparative properties based on the target property data (S204). The second similarity is calculated, for example, for at least some of the first set of corrected comparative properties based on a second predetermined formula. Specifically, the second predetermined formula may calculate a value corresponding to the difference between the target property and each of a plurality of characteristics of the comparative property, and calculate a second score based on the calculated values. It is preferable that the extraction is performed automatically based on the second similarity, rather than a user using the rent appraisal service provided by the device 100 specifying conditions for extracting the second set of comparative properties from the terminal 110.

[0034] As an example, the second score can be calculated according to at least one of the difference in distance between the properties and the number of minutes to walk between them. If the second score is larger as the difference in distance or number of minutes to walk between the properties increases, the properties can be evaluated as being more similar as the second score decreases, and the second similarity can be calculated as the inverse of the second score.

[0035] If necessary, one or more comparable properties whose adjusted rents are far from the average or an approximation of the average adjusted rents of the comparable properties in the second set may not be included in the second set of comparable properties. Specifically, one or more comparable properties whose adjusted rents are far from the average or an approximation of the average rents by a predetermined threshold such as four times the standard deviation (hereinafter also referred to as the "second predetermined threshold") may not be included in the second set of comparable properties. Since the second set of comparable properties is extracted through multiple processes of properties similar to the target property before the second set of comparable properties is extracted, when excluding the first set of adjusted comparable properties using the first predetermined threshold, it is preferable to set the second predetermined threshold used for excluding from the second set of comparable properties to be greater than the first predetermined threshold.

[0036] For example, the top 100 comparable properties in terms of second similarity, or at least some of them, may be extracted as the second set of comparable properties. Alternatively, instead of ranking, comparable properties having a second similarity equal to or exceeding a predetermined value (hereinafter also referred to as a "second predetermined value"), or at least some of them, may be extracted as the second set of comparable properties. The second set of comparable properties preferably includes 50 to 150 comparable properties.

[0037] Finally, the average or an approximation of the adjusted rents of the second set of comparable properties is calculated as the assessed rent of the subject property, and the assessed rent is transmitted to the company terminal 110 (S205).

[0038] Figure 4 is a schematic diagram showing the distribution of pre-adjustment rents and post-adjustment rents of comparative properties according to an embodiment of the present invention. This is an example of a 2LDK property in Tokyo as a target property, and the distribution of pre-adjustment rents of the first set of comparative properties, post-adjustment rents of the first set of comparative properties, and post-adjustment rents of the second set of comparative properties are shown by dotted lines, dashed dotted lines, and solid lines, respectively. It shows how the distribution shifts due to adjustment using multiple regression analysis, and how the standard deviation of the distribution becomes smaller by extracting properties that are highly similar to the target property.

[0039] Second embodiment In the first embodiment, a large number of comparative properties are stored in the storage unit 103, and the first set of comparative properties is extracted from among them, but it is preferable that the multiple comparative properties stored in the storage unit 103 are obtained by the device 100 through scraping from one or multiple websites that contain information on multiple rental properties. This is because the accuracy of the appraisal decreases if the comparative properties used become outdated.

[0040] In the above embodiment, it should be noted that unless there is a statement of "only" such as "based on XX", "depending only on XX", or "only in the case of XX", it is assumed in this specification that additional information may be taken into consideration. Also, as an example, it should be noted that the statement "do b in the case of a" does not necessarily mean "always do b in the case of a" or "do b immediately after a" unless expressly stated. Also, the statement "each a constituting A" does not necessarily mean that A is composed of multiple components, but includes the case where the component is singular.

[0041] Also, just to be clear, even if there is an aspect of a method, program, terminal, device, server or system (hereinafter referred to as a "method, etc.") that performs an operation different from that described in this specification, each aspect of the present invention is directed to an operation that is the same as any of the operations described in this specification, and the existence of an operation different from that described in this specification does not make the method, etc. outside the scope of each aspect of the present invention.

[0042] Furthermore, the "start" and "end" shown in Figure 2 are merely examples, and do not mean that the method of this embodiment necessarily starts or ends in the procedure shown. [Explanation of symbols]

[0043] 100 devices 101 Communications Department 102 Processing section 103 Storage section 104 Database 110 Terminal 300 Property data entry screen

Claims

[Claim 1] A method for assessing rent for rental property, comprising: receiving, by the server, from a device in communication with the server over an IP network, target property data representing a plurality of characteristics of a target property to be appraised or an input for identifying the target property data; The server extracts, from a plurality of comparable properties stored in a manner accessible to the server, at least some of the comparable properties whose first similarity to the target property is up to a first predetermined rank or at least some of the comparable properties whose first similarity is equal to or greater than a first predetermined value, as a first set of comparable properties, based on the target property data; the server, for each comparative property included in at least a portion of the first set of comparative properties, if there is a difference between the value of a first characteristic of the plurality of characteristics of the subject property and the value of the first characteristic of the comparative property, corrects the rent of the comparative property by an amount corresponding to the difference, stores the corrected rent in association with the comparative property, and generates a first set of corrected comparative properties; The server extracts, from at least a portion of the first set of corrected comparable properties, at least a portion of comparable properties whose second similarity to the target property is up to a second predetermined rank, or at least a portion of comparable properties whose second similarity is equal to or greater than a second predetermined value, as a second set of comparable properties, based on the target property data; the server calculates an average or an approximate value of the adjusted rents of the second set of comparable properties as the assessed rent of the target property, and transmits the assessed rent to the device; Includes.

Images