Information processing device, information processing method, and program

Abstract

To provide a technology capable of evaluating the values of reconstructed real estate assets to unreconstructed real estate assets.SOLUTION: According to an aspect of the invention, an information processing device includes a first evaluation value calculation part for calculating a first evaluation value obtained by evaluating the current value of an object real estate asset on the basis of information on the object real estate asset representing a real estate asset to be an evaluation object and information on an assumed market price per unit scale of used real estate assets, a second evaluation value calculation part for calculating a second evaluation value obtained by evaluating a reconstructed real estate asset on the basis of information on the reconstructed real estate asset in the case of reconstructing the object real estate asset, information on expenses required to reconstruct the object real estate asset, and information on the assumed market price per unit scale of newly constructed real estate assets, and a reconstruction value calculation part for calculating a reconstruction value representing the value of the reconstructed real estate asset to the object real estate asset on the basis of the first evaluation value and the second evaluation value.SELECTED DRAWING: Figure 9

Description

[Technical field]

[0001] The present disclosure relates to an information processing device, an information processing method, and a program. [Background technology]

[0002] It is known that when remodeling or the like (including not only remodeling but also renovation, repair, etc.) is carried out on real estate (land and building (house)), the market value of the real estate increases. For this reason, a technique for calculating the increase in the value of real estate due to remodeling or the like is known (for example, Patent Document 1). [Prior art documents] [Patent documents]

[0003] [Patent Document 1] JP 2017-68751 A Summary of the Invention [Problem to be solved by the invention]

[0004] However, there is no technology that can evaluate the value of real estate after reconstruction compared to the real estate before reconstruction.

[0005] The present disclosure has been made in consideration of the above points, and provides a technology that can evaluate the value of a rebuilt property relative to the value of the property before the reconstruction. [Means for solving the problem]

[0006] An information processing device according to one embodiment of the present disclosure has a first evaluation value calculation unit that calculates a first evaluation value that evaluates the current value of the target real estate based on information about a target real estate representing the real estate to be evaluated and information about the expected market price per unit size of used real estate, a second evaluation value calculation unit that calculates a second evaluation value that evaluates the value of the real estate after reconstruction based on information about the real estate after reconstruction if the target real estate is rebuilt, information about the costs required for rebuilding the target real estate, and information about the expected market price per unit size of new real estate, and a replacement value calculation unit that calculates a replacement value that represents the value of the real estate after reconstruction relative to the target real estate based on the first evaluation value and the second evaluation value. Effect of the Invention

[0007] A technology is provided that can evaluate the value of a rebuilt property relative to the value of the property before reconstruction. [Brief description of the drawings]

[0008] [Figure 1] 1 is a diagram illustrating an example of an overall configuration of a service providing system according to an embodiment of the present invention. [Diagram 2] FIG. 2 is a diagram illustrating an example of a hardware configuration of a user terminal according to the present embodiment. [Diagram 3] FIG. 2 is a diagram illustrating an example of a hardware configuration of a service providing device according to the present embodiment. [Figure 4] FIG. 2 is a diagram illustrating an example of a functional configuration of a user terminal and a service providing device according to the present embodiment. [Diagram 5] FIG. 11 is a diagram illustrating an example of building information. [Figure 6] 13 is a flowchart showing an example of a replacement value calculation process according to the present embodiment. [Figure 7] FIG. 11 is a sequence diagram showing an example of a rebuilding value display process according to the present embodiment. [Figure 8] FIG. 13 is a diagram showing an example of a rebuilding value provision service screen (part 1). [Figure 9]FIG. 2 is a second example of a rebuilding value provision service screen. [Figure 10] FIG. 3 is a diagram showing an example of a rebuilding value provision service screen. [Figure 11] FIG. 4 is a diagram showing an example of a rebuilding value provision service screen. DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS

[0009] An embodiment of the present invention will be described in detail below with reference to the drawings. In the following embodiment, a service is assumed that provides an evaluation value called "reconstruction value" that evaluates the value of a reconstructed property against the property before reconstruction, with the target being reconstruction of the property, and a service providing system 1 that provides this service will be described. Hereinafter, a service that provides the reconstruction value of a property will be referred to as a "reconstruction value providing service." Note that reconstruction refers to the construction of a new property on the same site as an existing property after demolishing the existing property.

[0010] In the following, as an example, it is assumed that the real estate is a building such as an apartment building or a building, but the embodiment described below can be similarly applied to real estate other than buildings such as apartment buildings or buildings, etc. For example, it can be similarly applied to any real estate that can be rebuilt, such as a detached house, accommodation facilities such as a hotel or inn, commercial facilities such as a department store, public facilities such as a government office, a hospital, a library, or a civic hall, or other buildings.

[0011] <Overall configuration example> An example of the overall configuration of a service providing system 1 according to this embodiment will be described with reference to Fig. 1. Fig. 1 is a diagram showing an example of the overall configuration of a service providing system 1 according to this embodiment.

[0012] 1, a service providing system 1 according to this embodiment includes one or more user terminals 10 and a service providing device 20. Each user terminal 10 and the service providing device 20 are communicatively connected via a communication network 30 including, for example, the Internet.

[0013] The user terminal 10 is a terminal of various types used by users of the rebuilding value providing service. The user terminal 10 can display the rebuilding value of buildings within a certain range on an electronic map (hereinafter simply referred to as "map") by requesting the service providing device 20 to display the rebuilding value using a web browser, a dedicated application program, or the like. The user terminal 10 can also display detailed information including the rebuilding value of the building (e.g., building name, address, etc.) by requesting the service providing device 20 to display detailed information about the building using a web browser, a dedicated application program, or the like. Note that, for example, a PC (personal computer), a smartphone, a tablet terminal, a wearable device, etc. can be used as the user terminal 10.

[0014] Users who use the reconstruction value provision service through the user terminal 10 can be a variety of individuals (including corporations such as companies), such as those who own real estate, those who rent real estate, those considering purchasing real estate, those who act as intermediaries in the buying and selling of real estate, and those who undertake or intermediate the reconstruction of real estate.

[0015] The service providing device 20 is a computer (information processing device) or a computer system (information processing system) that provides a rebuilding value provision service. In response to a request from a user terminal 10, the service providing device 20 transmits to the user terminal 10 display information for displaying the rebuilding value of a building on a map, or transmits to the user terminal 10 display information for displaying detailed information about the building. Note that one or more general-purpose servers, PCs, etc. can be used as the service providing device 20.

[0016] 1 is merely an example, and the overall configuration of the service providing system 1 is not limited thereto. For example, the service providing system 1 may include various devices, equipment, terminals, etc. other than the user terminal 10 and the service providing device 20.

[0017] <Hardware configuration example> <User terminal 10> An example of the hardware configuration of the user terminal 10 according to this embodiment will be described with reference to Fig. 2. Fig. 2 is a diagram showing an example of the hardware configuration of the user terminal 10 according to this embodiment.

[0018] 2, the user terminal 10 according to this embodiment includes an input device 11, a display device 12, an external I / F 13, a communication I / F 14, a RAM (Random Access Memory) 15, a ROM (Read Only Memory) 16, an auxiliary storage device 17, and a processor 18. Each of these pieces of hardware is connected to each other via a bus 19 so as to be able to communicate with each other.

[0019] The input device 11 is, for example, a keyboard, a mouse, a touch panel, a physical button, etc. The display device 12 is, for example, a display, a display panel, etc.

[0020] The external I / F 13 is an interface with an external device such as a recording medium 13a. Examples of the recording medium 13a include a CD (Compact Disc), a DVD (Digital Versatile Disk), an SD memory card (Secure Digital memory card), and a USB (Universal Serial Bus) memory card.

[0021] The communication I / F 14 is an interface for connecting to the communication network 30. The RAM 15 is a volatile semiconductor memory (storage device) that temporarily stores programs and data. The ROM 16 is a non-volatile semiconductor memory (storage device) that can store programs and data even when the power is turned off. The auxiliary storage device 17 is a non-volatile storage device such as an HDD (Hard Disk Drive), an SSD (Solid State Drive), or a flash memory. The processor 18 is various types of arithmetic devices such as a CPU (Central Processing Unit).

[0022] 2 is an example, and the hardware configuration of the user terminal 10 is not limited thereto. For example, the user terminal 10 may have multiple auxiliary storage devices 17 and multiple processors 18, may not have some of the hardware shown in the figure, or may have various hardware other than the hardware shown in the figure.

[0023] <Service providing device 20> An example of the hardware configuration of the service providing device 20 according to this embodiment will be described with reference to Fig. 3. Fig. 3 is a diagram showing an example of the hardware configuration of the service providing device 20 according to this embodiment.

[0024] 3, the service providing device 20 according to this embodiment includes an input device 21, a display device 22, an external I / F 23, a communication I / F 24, a RAM 25, a ROM 26, an auxiliary storage device 27, and a processor 28. Each of these pieces of hardware is connected to each other via a bus 29 so as to be able to communicate with each other.

[0025] The input device 21 is, for example, a keyboard, a mouse, a touch panel, a physical button, etc. The display device 22 is, for example, a display, a display panel, etc. Note that the service providing device 20 does not necessarily have to have at least one of the input device 21 and the display device 22.

[0026] The external I / F 23 is an interface with an external device such as a recording medium 23a. Examples of the recording medium 23a include a CD, a DVD, an SD memory card, and a USB memory card.

[0027] The communication I / F 24 is an interface for connecting to the communication network 30. The RAM 25 is a volatile semiconductor memory (storage device) that temporarily stores programs and data. The ROM 26 is a non-volatile semiconductor memory (storage device) that can store programs and data even when the power is turned off. The auxiliary storage device 27 is a non-volatile storage device such as an HDD, SSD, or flash memory. The processor 28 is various types of arithmetic devices such as a CPU.

[0028] 3 is an example, and the hardware configuration of the service providing device 20 is not limited thereto. For example, the service providing device 20 may have multiple auxiliary storage devices 27 and multiple processors 28, may not have some of the hardware shown in the figure, or may have various hardware other than the hardware shown in the figure.

[0029] <Example of functional configuration> An example of the functional configuration of the user terminal 10 and the service providing device 20 according to this embodiment will be described with reference to Fig. 4. Fig. 4 is a diagram showing an example of the functional configuration of the user terminal 10 and the service providing device 20 according to this embodiment.

[0030] <User terminal 10> 4, the user terminal 10 according to the present embodiment has a UI control unit 101. The UI control unit 101 is realized by a process in which one or more programs, such as a web browser or a dedicated application program, are executed by the processor 18 or the like.

[0031] The UI control unit 101 transmits a request to display the rebuilding value to the service providing device 20 in response to an operation for displaying the rebuilding value of buildings within a certain range on a map on the map (hereinafter referred to as a "rebuilding replacement value display operation"). Also, the UI control unit 101 transmits a request to display the building details to the service providing device 20 in response to an operation for displaying detailed information about the building (hereinafter referred to as a "building details display operation").

[0032] Furthermore, when the UI control unit 101 receives display information of replacement values ​​in response to a request to display replacement values, the UI control unit 101 displays the replacement values ​​of buildings within a certain range on the map on the map. On the other hand, when the UI control unit 101 receives display information of building details in response to a request to display building details, the UI control unit 101 displays detailed information including the replacement value of the relevant building. Here, the display information of replacement values ​​refers to information for displaying the replacement values ​​of buildings on a map. Furthermore, the display information of building details refers to information for displaying detailed information about buildings.

[0033] In the following, the screen on which the rebuilding value is displayed on the map and the screen on which detailed information about the building is displayed will be referred to as the "rebuilding value providing service screen."

[0034] <Service providing device 20> As shown in FIG. 4, the service providing device 20 according to this embodiment has a rebuilding value calculation processing unit 201 and a display information providing processing unit 202. These units are realized, for example, by processing in which one or more programs installed in the service providing device 20 are executed by the processor 28 or the like. The service providing device 20 according to this embodiment also has a building information storage unit 203, a related information storage unit 204, and a map information storage unit 205. These storage units are realized, for example, by a storage area of ​​the auxiliary storage device 27 or the like. However, at least one of the storage units may be realized, for example, by a storage area of ​​a storage device (e.g., a storage device of a database server) connected to be able to communicate with the service providing device 20.

[0035] The replacement value calculation processing unit 201 executes various processes for calculating the replacement value of a building. Here, the replacement value calculation processing unit 201 includes an information acquisition unit 211, a first evaluation value calculation unit 212, a second evaluation value calculation unit 213, a replacement value calculation unit 214, and a setting unit 215.

[0036] The information acquisition unit 211 acquires building information for which a rebuilding value is not set from among the building information stored in the building information storage unit 203, and related information stored in the related information storage unit 204. The building information refers to information including various information related to the building (e.g., building name, address, total number of units, construction date, lot area, building area, etc.). The related information refers to various information required to calculate the "current evaluation value" and "post-reconstruction evaluation value" described below (e.g., expected second-hand price for each area (ten thousand per tsubo), expected condominium price for each area (ten thousand per tsubo), building demolition costs (ten thousand per tsubo), building construction costs after reconstruction (ten thousand per tsubo), sales expenses (ten thousand per tsubo), registration costs (ten thousand per tsubo), etc.).

[0037] The first evaluation value calculation unit 212 calculates an evaluation value called a "current evaluation value" that evaluates the current value of the building represented by the building information, based on the building information and related information acquired by the information acquisition unit 211.

[0038] The second evaluation value calculation unit 213 calculates an evaluation value called the "post-reconstruction evaluation value", which evaluates the value of the building represented by the building information if it were to be rebuilt, based on the building information and related information acquired by the information acquisition unit 211.

[0039] The reconstruction value calculation unit 214 calculates a reconstruction value that evaluates the value of the post-reconstruction building against the current building (i.e., the building before reconstruction) based on the current evaluation value calculated by the first evaluation value calculation unit 212 and the post-reconstruction evaluation value calculated by the second evaluation value calculation unit 213.

[0040] The setting unit 215 sets the current evaluation value calculated by the first evaluation value calculation unit 212, the post-reconstruction evaluation value calculated by the second evaluation value calculation unit 213, and the reconstruction value calculated by the reconstruction value calculation unit 214 for the building information used to calculate each of these evaluation values.

[0041] The display information providing processing unit 202 executes various processes for providing display information of rebuilding value and display information of building details to the user terminal 10. Here, the display information providing processing unit 202 includes a building information acquiring unit 221, a map information acquiring unit 222, a display information creating unit 223, and a display information providing unit 224.

[0042] When the building information acquisition unit 221 receives a display request for rebuilding value, it acquires building information of the building on the map to be displayed in response to this display request from the building information storage unit 203. In addition, when the building information acquisition unit 221 receives a display request for building details, it acquires building information of the building to be displayed in response to this display request from the building information storage unit 203.

[0043] When the map information acquisition unit 222 receives a display request for the rebuilding value, the map information acquisition unit 222 acquires from the map information storage unit 205 map information of the map to be displayed in response to the display request.

[0044] When the display information creation unit 223 receives a display request for the rebuilding value, it creates display information for the rebuilding value based on the building information acquired by the building information acquisition unit 221 and the map information acquired by the map information acquisition unit 222. When the display information creation unit 223 receives a display request for building details, it creates display information for the building details based on the building information acquired by the building information acquisition unit 221.

[0045] When the display information providing unit 224 receives a display request for the rebuilding value, it transmits display information of the rebuilding value as a response to the display request to the user terminal 10 that transmitted the display request. In addition, when the display information providing unit 224 receives a display request for building details, it transmits display information of the building details as a response to the display request to the user terminal 10 that transmitted the display request.

[0046] The building information storage unit 203 stores building information including various information related to buildings. Examples of the building information will be described later.

[0047] The related information storage unit 204 stores related information including various information required to calculate the current evaluation value of the building and the evaluation value after reconstruction. The related information is created in advance by, for example, a service provider of the reconstruction value provision service, and is stored in the related information storage unit 204. Here, the related information includes, for example, the expected second-hand price (ten thousand per tsubo) for each area, the expected condominium price (ten thousand per tsubo) for each area, the demolition cost of the building (ten thousand per tsubo), the construction cost of the building after reconstruction (ten thousand per tsubo), sales expenses (ten thousand per tsubo), registration costs (ten thousand per tsubo), and the like. Note that the area may be, for example, a predetermined area, or an administrative district such as a city, ward, town, or village. Also, the demolition cost and construction cost may be set for each size of the building. In this case, for example, the building area representing the total floor area of ​​the building (i.e., the total floor area of ​​each floor of the building) can be used as the size of the building. Note that the total floor area is often generally called the "total floor area". In addition, the total floor area is equal to the sum of the exclusive area of ​​each floor of an apartment building (i.e., the area of ​​the part exclusively owned by each condominium owner) and the common area (i.e., the area of ​​the common areas).

[0048] The map information storage unit 205 stores map information, which is information for displaying a map.

[0049] <Example of building information> An example of the building information stored in the building information storage unit 203 will be described with reference to Fig. 5. Fig. 5 is a diagram showing an example of the building information.

[0050] As shown in Fig. 5, the building information includes building attribute information such as the building name, address, total number of units, construction date, site area, building area, etc., the current evaluation value, the evaluation value after reconstruction, the reconstruction value, and the reconstruction completion category. However, the current evaluation value, the evaluation value after reconstruction, and the reconstruction value are not set until the setting unit 215 sets the current evaluation value, the evaluation value after reconstruction, and the reconstruction completion category. Also, the reconstruction completion category is initially set to "not yet", which indicates that the building has not been rebuilt, and when the building has been rebuilt, it is updated to "rebuilt", which indicates that the building has been rebuilt, by the service provider of the reconstruction value provision service, etc.

[0051] The building information shown in Figure 5 includes the building name "ABC Mansion", the address "1-1 C-cho, B-city, A-ken", the total number of units "40 units", the date of construction "December 1990", and the site area "550.57 m 2 ", Building area "3305.79m 2 " is included as attribute information. In addition, in the building information shown in FIG. 5, the current evaluation value, evaluation value after reconstruction, and reconstruction value are not set, and the reconstruction classification is set to the initial value "not yet".

[0052] The building information shown in FIG. 5 is an example and is not limited thereto. For example, the attribute information may include information such as building area, floors, structure, land rights, use district, building coverage ratio, floor area ratio, developer, walking time from the nearest station, and images of the exterior and interior of the building, in addition to the building name, address, total number of units, construction date, lot area, and building area. Also, for example, the current evaluation value and the evaluation value after reconstruction may not be included in the building information. Note that "structure" refers to the structure of the building, such as SRC structure or RC structure. "Land rights" refers to rights such as ownership and leasehold.

[0053] <Rebuilding value calculation process> Hereinafter, an example of the rebuilding value calculation process according to this embodiment will be described with reference to FIG. 6. FIG. 6 is a flowchart showing an example of the rebuilding value calculation process according to this embodiment. The rebuilding value calculation process shown in FIG. 6 is executed in parallel, for example, for building information for which a rebuilding value has not been set, among the building information stored in the building information storage unit 203. However, for example, the process may be executed repeatedly for each piece of building information for which a rebuilding value has not been set. Below, a case will be described in which the process of steps S101 to S105 is executed for certain building information for which a rebuilding value has not been set.

[0054] First, the information acquisition unit 211 of the rebuilding value calculation processing unit 201 acquires the building information from the building information storage unit 203 (step S101).

[0055] Next, the information acquisition unit 211 of the rebuilding value calculation processing unit 201 acquires the related information from the related information storage unit 204 (step S102).

[0056] Next, the first evaluation value calculation unit 212 of the rebuilding value calculation processing unit 201 calculates the current evaluation value of the building represented by the building information based on the building information acquired in the above step S101 and the related information acquired in the above step S102 (step S103). The first evaluation value calculation unit 212 can calculate the current evaluation value, for example, by the following steps 1-1 to 1-3.

[0057] Step 1-1: The first evaluation value calculation unit 212 calculates the building area (m 2 ) to calculate the building area (tsubo). Note that 1 tsubo is approximately 3.30578 m 2 It is.

[0058] Step 1-2: The first evaluation value calculation unit 212 uses the address included in the attribute information of the building information to identify the expected second-hand price (10,000 / tsubo) for each area included in the related information. That is, the first evaluation value calculation unit 212 identifies the expected second-hand price (10,000 / tsubo) for the area including the address from among the expected second-hand prices (10,000 / tsubo) for each area included in the related information.

[0059] Step 1-3: The first evaluation value calculation unit 212 calculates the current evaluation value using the building area (tsubo) calculated in step 1-1 above and the expected used price (10,000 / tsubo) identified in step 1-2 above, according to the following formula.

[0060] Current valuation (million) = Estimated used price (million / tsubo) x Building area (tsubo) In other words, the current assessed value (in millions) is calculated by multiplying the estimated used price (in millions per tsubo) of the building by the building area (in tsubo), which represents the building's total floor area.

[0061] However, the above formula is only an example, and the current formula for calculating the evaluation value is not limited to the above formula. For example, in the above formula, a coefficient greater than 0 and less than 1 may be multiplied according to the construction date included in the attribute information of the building information, the older the building is, the smaller the value, and the newer the building is, the larger the value. In addition, for example, the expected used price (ten thousand yen / tsubo) may be calculated based on the listing / successful transaction cases (transaction comparison method) of similar buildings that exist in the vicinity of the building represented by the building information.

[0062] Next, the second evaluation value calculation unit 213 of the rebuilding value calculation processing unit 201 calculates a post-reconstruction evaluation value, which is an evaluation value when the building represented by the building information is rebuilt, based on the building information acquired in the above step S101 and the related information acquired in the above step S102 (step S104). The second evaluation value calculation unit 213 can calculate the post-reconstruction evaluation value, for example, by the following steps 2-1 to 2-5.

[0063] Step 2-1: The second evaluation value calculation unit 213 calculates the site area (m 2) to calculate the building area of ​​the building after reconstruction, "Building area after reconstruction (m 2 The second evaluation value calculation unit 213 calculates the building area (m2) at which the building coverage ratio and floor area ratio are respectively at the upper limit, using the upper limit of the building coverage ratio and floor area ratio determined in advance by the government or the like according to the use district to which the building belongs. 2 ) and the building area after reconstruction (m 2 However, this is just an example, and the second evaluation value calculation unit 213 may calculate the building area (m2) that is a value obtained by multiplying the upper limits of the building coverage ratio and floor area ratio by a certain coefficient that is greater than 0 and less than 1, respectively. 2 ) and the building area after reconstruction (m 2 ) may also be calculated.

[0064] Step 2-2: The second evaluation value calculation unit 213 calculates the building area (m) after reconstruction calculated in the above step 2-1. 2 ) to calculate the exclusive area of ​​the building after reconstruction, "Exclusive area after reconstruction (m 2 The second evaluation value calculation unit 213 calculates, for example, the exclusive area (m 2 ) = Building area after reconstruction (m 2 ) × α, the exclusive area after reconstruction (m 2 Here, α is a predetermined real number that is greater than 0 and less than 1.

[0065] Step 2-3: The second evaluation value calculation unit 213 calculates the exclusive area (m) after reconstruction calculated in the above step 2-2. 2 ) is converted to "tsubo" and the exclusive area (tsubo) after reconstruction is calculated.

[0066] Step 2-4: The second evaluation value calculation unit 213 uses the address included in the attribute information of the building information to identify the estimated condominium price (10,000 / tsubo) for each area included in the related information. That is, the second evaluation value calculation unit 213 identifies the estimated condominium price (10,000 / tsubo) for the area including the address among the estimated condominium price (10,000 / tsubo) for each area included in the related information. The estimated condominium price (10,000 / tsubo) is the estimated price per tsubo when selling a newly built condominium.

[0067] Step 2-5: The second evaluation value calculation unit 213 calculates the post-reconstruction evaluation value using the exclusive area (tsubo) after reconstruction calculated in step 2-3 above, the expected sales price (ten thousand / tsubo) identified in step 2-4 above, and the sales expenses (ten thousand / tsubo), demolition expenses (ten thousand), registration expenses (ten thousand), etc. included in the related information, according to the following formula.

[0068] Evaluation value after reconstruction (million) = (estimated sale price (million / tsubo) - sales expenses (million / tsubo)) x exclusive floor area after reconstruction (tsubo) - project costs required for reconstruction (million) Reconstruction cost (million) = demolition cost (million) + construction cost (million) + registration cost (million) In other words, the estimated sales price of the building (in tens of thousands per tsubo) minus sales expenses (in tens of thousands per tsubo) is multiplied by the exclusive area (in tsubo) representing the exclusive area of ​​the building after reconstruction, and then the estimated value after reconstruction (in tens of thousands) is determined by subtracting the project costs required for reconstruction.

[0069] However, the above formula is only an example, and the calculation formula for the post-reconstruction evaluation value is not limited to the above formula. For example, in the above formula, the demolition costs (in tens of thousands) are set to the same amount for everyone, but it may also be the current building's building area (tsubo) x demolition costs (in tens of thousands / tsubo). Similarly, in the above formula, the construction costs (in tens of thousands) are set to the same amount for everyone, but it may also be the post-reconstruction building area (tsubo) x construction costs (in tens of thousands / tsubo). Also, apart from the construction costs (in tens of thousands), the design costs (in tens of thousands) of the post-reconstruction building (or the post-reconstruction building area (tsubo) x design costs (in tens of thousands) may be included in the project costs (in tens of thousands) required for reconstruction.

[0070] In addition, instead of the above formula, the post-reconstruction evaluation value (in tens of thousands) may be calculated using, for example, the following formula.

[0071] Evaluation value after reconstruction (million) = (estimated sale price (million / tsubo) - sales expenses (million / tsubo)) x building area after reconstruction (tsubo) - project costs required for reconstruction (million) In other words, the estimated sales price of the building (in millions / tsubo) minus sales expenses (in millions / tsubo) can be multiplied by the building area (in tsubo) representing the total floor area of ​​the building after reconstruction, and then the amount obtained by subtracting the project costs required for reconstruction can be used as the assessed value (in millions) after reconstruction.

[0072] Next, the replacement value calculation unit 214 of the replacement value calculation processing unit 201 calculates the replacement value using the current evaluation value calculated in the above step S103 and the evaluation value after the replacement calculated in the above step S104 (step S105). The replacement value calculation unit 214 can calculate the replacement value, for example, by the following formula.

[0073] Reconstruction value (%) = (assessed value after reconstruction (in millions) / current assessed value (in millions)) x 100 This results in a reconstruction value that is greater than 100% if reconstruction will increase the value, and less than 100% if reconstruction will decrease the value.

[0074] However, the above formula is only an example, and the formula for calculating the rebuilding value is not limited to the above formula. For example, the rebuilding value may be calculated as follows: rebuilding value (in millions) = post-rebuild assessed value (in millions) - current assessed value (in millions).

[0075] Then, the setting unit 215 of the rebuilding value calculation processing unit 201 sets the current evaluation value calculated in the above step S103, the post-rebuilding evaluation value calculated in the above step S104, and the rebuilding value calculated in the above step S105 in the building information (step S106). This allows the building information in which the current evaluation value, the post-rebuilding evaluation value, and the rebuilding value are set to be obtained.

[0076] <Reconstruction value display processing> An example of the rebuilding value display process according to this embodiment will be described below with reference to FIG. 7. FIG. 7 is a sequence diagram showing an example of the rebuilding value display process according to this embodiment. In the following, it is assumed that the UI control unit 101 displays a rebuilding value provision service screen 1000 shown in FIG. 8 on the display device 12 of the user terminal 10. The rebuilding value provision service screen 1000 shown in FIG. 8 is displayed, for example, when the rebuilding value provision service is started to be used. However, on the display device 12 of the user terminal 10, the UI control unit 101 may display, for example, a map on the display field 1050 of the rebuilding value provision service screen 1000 shown in FIG. 8 that does not display display components (described later) such as an icon representing the rebuilding value or an icon representing that the building has been rebuilt, for example.

[0077] The UI control unit 101 accepts a display operation of the rebuilding value on the rebuilding value provision service screen 1000 shown in Fig. 8 (step S201). Here, the user can perform a display operation of the rebuilding value by, for example, inputting a desired building name in the building name input field 1010 on the rebuilding value provision service screen 1000 shown in Fig. 8 and then pressing the search button 1020.

[0078] 8, since "Building Name Search" is selected in the search type selection field 1030, a building name input field 1010 for inputting the building name to be searched is displayed. When the user selects "Area Search" in the search type selection field 1030, an area input field for inputting an area such as a locality name as the search target is displayed instead of the building name input field 1010.

[0079] 8 also displays a browsing history field 1040 showing a list of building names of buildings for which detailed information has been displayed in the past. A user can select a desired building name from the browsing history field 1040 to display building details.

[0080] In the following, as an example, the description will be continued on the assumption that a certain building name (hereinafter, also referred to as a "search target building name") is input in the building name input field 1010 and then the search button 1020 is pressed.

[0081] When the UI control unit 101 accepts the display operation of the rebuilding value in the above step S201, it transmits a display request of the rebuilding value to the service providing device 20 (step S202). Here, the display request of the rebuilding value includes the name of the building to be searched.

[0082] When the building information acquisition unit 221 of the display information provision processing unit 202 receives a display request for the rebuilding value, it acquires building information of the building on the map to be displayed in response to the display request from the building information storage unit 203 (step S203). The building information acquisition unit 221 can acquire the building information of the building on the map to be displayed, for example, by the following steps 3-1 to 3-3.

[0083] Step 3-1: The building information acquisition unit 221 acquires building information for the search target building name included in the reconstruction value display request from the building information storage unit 203. Note that, for example, if there is a plurality of pieces of building information with the same building name as the search target building name, the user may be notified that there are a plurality of buildings with the same building name, and the user may be allowed to select one of the buildings, after which the building information of the building selected by the user may be acquired.

[0084] Step 3-2: The building information acquisition unit 221 specifies the geographic range of the map (i.e., the range defined by latitude, longitude, distance, etc.) centered on the address included in the building information acquired in the above step 3-1 according to the scale of the map to be displayed. For example, assume that a rectangular area map with a range of 100 km in the north-south direction and 150 km in the east-west direction is displayed at a certain scale. In this case, when the scale of the map to be displayed is the certain scale, the building information acquisition unit 221 specifies the geographic range of the map centered on the address included in the building information acquired in the above step 3-1, and the rectangular area with a range of 100 km in the north-south direction and 150 km in the east-west direction.

[0085] Step 3-3: The building information acquisition unit 221 acquires, from the building information storage unit 203, building information whose addresses are included in the geographical range identified in the above step 3-2.

[0086] As a result, the building information acquired in the above step 3-2 and the building information acquired in the above step 3-3 are acquired as the building information of the buildings on the map to be displayed.

[0087] Next, the map information acquisition unit 222 of the display information provision processing unit 202 acquires map information of the map to be displayed in response to the request to display the rebuilding value from the map information storage unit 205 (step S204). That is, the map information acquisition unit 222 acquires, for example, map information for displaying the map of the geographical range specified in step 3-2 of the above step S203 from the map information storage unit 205.

[0088] Next, the display information creation unit 223 of the display information provision processing unit 202 creates display information of the rebuilding value based on the building information acquired in the above step S203 and the map information acquired in the above step S204 (step S205). That is, the display information creation unit 223 creates display information as the rebuilding value display information for superimposing, on the map represented by the map information acquired in the above step S204, a display component indicating the rebuilding value included in the building information acquired in the above step S203 for the building information whose rebuilding completion classification is "not yet", and a display component indicating that the building information whose rebuilding completion classification is "completed", on the map represented by the map information acquired in the above step S204.

[0089] Next, the display information providing unit 224 of the display information providing processing unit 202 transmits the display information of the replacement value created in the above step S205 as a response to the display request for the replacement value to the user terminal 10 that has sent the display request (step S206).

[0090] When the UI control unit 101 receives the rebuilding value display information, it displays the rebuilding value of each building on the map based on this display information (step S207). As a result, for example, a rebuilding value provision service screen 1000 shown in Fig. 9 is displayed. The rebuilding value provision service screen 1000 shown in Fig. 9 includes a rebuilding value display field 1100, in which display components such as icons indicating the rebuilding value of each building are displayed on the map (and, for buildings that have been rebuilt, display components such as icons indicating that the buildings have been rebuilt).

[0091] In the rebuilding value display field 1100 of the rebuilding value providing service screen 1000 shown in FIG. 9, display parts 1101 to 1127 are displayed on a map. Of these display parts 1101 to 1127, the display parts 1101 to 1107 indicate that the rebuilding value of the building at the position is 150% or more. Similarly, the display parts 1108 to 1112 indicate that the rebuilding value of the building at the position is 120% or more and less than 150%. Similarly, the display parts 1113 to 1117 indicate that the rebuilding value of the building at the position is 100% or more and less than 120%. Similarly, the display parts 1118 to 1122 indicate that the rebuilding value of the building at the position is 80% or more and less than 100%. Similarly, the display parts 1123 to 1125 indicate that the rebuilding value of the building at the position is less than 80%. On the other hand, the display parts 1126 to 1127 indicate that the building at the position has already been rebuilt. A display component 1109 indicates the reconstruction value of the building of the search target building name.

[0092] This allows the user to know the reconstruction value of a desired building and neighboring buildings on the map, and if the building has already been rebuilt, to know that fact.

[0093] However, the classification of the replacement value of each building into five categories, "150% or more," "120% or more but less than 150%, "100% or more but less than 120%, "80% or more but less than 100%, and "less than 80%," is merely an example and is not limited to these categories. The number of categories and the range of replacement value included in each category can be changed as appropriate.

[0094] In addition, in the rebuilding value provision service screen 1000 shown in FIG. 9, the scale of the map displayed in the rebuilding value display field 1100 can be changed by a user operation (i.e., the scale of the map can be made larger or smaller). For example, when the scale of the map is made smaller and a wide-area map is displayed, the rebuilding value provision service screen 1000 shown in FIG. 10 is displayed. In the rebuilding value display field 1200 of the rebuilding value provision service screen 1000 shown in FIG. 10, display components 1201-1204 that indicate the number of buildings corresponding to icons indicating rebuilding values ​​or icons indicating that the buildings have been rebuilt within a certain geographical range on the map according to the reduction of the map are displayed on the wide-area map. In the example shown in FIG. 10, the display components 1201-1202 indicate that the number of buildings corresponding to icons indicating rebuilding values ​​or icons indicating that the buildings have been rebuilt within a certain geographical range centered on the display components on the map is 20 or more. Similarly, display parts 1203-1204 indicate that the number of buildings corresponding to icons indicating reconstruction value or icons indicating that reconstruction has been completed within a certain geographical range centered on the display part on the map is 10 or more (and less than 20). At this time, the size of the geographical range centered on each of display parts 1201-1204 (for example, the length of the diagonal if the geographical range is a rectangular area, or the radius if the geographical range is a circle) is determined according to the scale of the currently displayed map.

[0095] In the above example, the case where the scale of the map is reduced has been described, but the scale of the map can also be increased. For example, the scale of the map can be increased by a user operation on the rebuilding value provision service screen 1000 shown in Fig. 10, and the rebuilding value provision service screen 1000 shown in Fig. 9 can be displayed again.

[0096] Here, the user can perform a display operation of the building details by selecting each display part 1101 to 1127 displayed in the rebuilding value display field 1100 of the rebuilding value provision service screen 1000 shown in Fig. 9. The following explanation will be continued assuming that a certain display part displayed in the rebuilding value display field 1100 of the rebuilding value provision service screen 1000 shown in Fig. 9 has been selected.

[0097] The UI control unit 101 accepts a display operation for building details on the rebuilding value display field 1100 of the rebuilding value providing service screen 1000 shown in FIG. 9 (step S208).

[0098] When the UI control unit 101 accepts the operation to display building details in step S208, it transmits a request to display building details to the service providing device 20 (step S209). Here, the request to display building details includes identification information (e.g., a pair of building name and address, an ID of building information, etc.) that identifies building information of the building selected by the operation to display building details.

[0099] When the building information acquisition unit 221 of the display information provision processing unit 202 receives a display request for building details, it acquires building information of the building to be displayed by this display request from the building information storage unit 203 (step S210). That is, the building information acquisition unit 221 acquires, from the building information storage unit 203, the building information identified by the identification information included in the display request for building details.

[0100] Next, the display information creation unit 223 of the display information provision processing unit 202 creates display information of the building details based on the building information acquired in the above step S210 (step S211). That is, the display information creation unit 223 creates display information for displaying the attribute information and rebuilding value included in the building information acquired in the above step S210 as display information of the building details.

[0101] Next, the display information providing unit 224 of the display information providing processing unit 202 transmits the display information of the building details created in the above step S211 as a response to the display request for the building details to the user terminal 10 that has sent the display request (step S212).

[0102] When the UI control unit 101 receives the display information of the building details, it displays detailed information including the rebuilding value of the building based on the display information (step S213). As a result, for example, a rebuilding value provision service screen 2000 shown in FIG. 11 is displayed. The rebuilding value provision service screen 2000 shown in FIG. 11 displays a building name 2001, an exterior image 2002 of the building, and a rebuilding value 2003. The rebuilding value provision service screen 2000 shown in FIG. 11 also includes attribute display fields 2004 and 2005, and information such as the address, walking time from the nearest station, total number of units, age, building area, site area, building area, floors, structure, land rights, use district, building coverage ratio, floor area ratio, and sales company is displayed in the attribute display fields 2004 and 2005. As a result, the user can know the detailed rebuilding value of the desired building as well as detailed attribute information of the building.

[0103] 11 also includes an inquiry button 2006 for making an inquiry to the developer or the like that sells the corresponding building. This allows the user to make an inquiry to the developer or the like when, for example, he / she wishes to purchase the building or when he / she wishes to inquire about rebuilding the building.

[0104] <Summary> As described above, the service providing device 20 according to this embodiment can calculate the current value of real estate and the value of the real estate if it is rebuilt, and provide the user with a "reconstruction value" that evaluates the value of the real estate after reconstruction relative to the value before reconstruction. Therefore, by referring to the "reconstruction value" provided by the service providing device 20 according to this embodiment, the user can, for example, purchase real estate, rebuild real estate, or ask the manager of the real estate to rebuild the real estate.

[0105] The present invention is not limited to the above-described embodiments specifically disclosed, and various modifications, changes, combinations with known technologies, etc. are possible without departing from the scope of the claims. [Explanation of symbols]

[0106] 1 Service provision system 10 User terminal 11 Input Devices 12 Display device 13 External I / F 13a Recording media 14 Communication I / F 15 RAM 16 ROM 17 Auxiliary storage 18 Processors 19 Bus 20 Service provision equipment 21 Input Devices 22 Display device 23 External I / F 23a Recording media 24 Communication I / F 25 RAM 26 ROM 27 Auxiliary storage 28 processors 29 Bus 30 Communication Network 101 UI control section 201 Reconstruction value calculation processing unit 202 Display information providing processing unit 203 Building information storage unit 204 Related information storage unit 205 Map information storage unit 211 Information Acquisition Department 212 First evaluation value calculation unit 213 Second evaluation value calculation unit 214 Reconstruction Value Calculation Department 215 Setting Department 221 Building Information Acquisition Department 222 Map information acquisition unit 223 Display Information Creation Department 224 represents the information providing unit

Claims

1. a first evaluation value calculation unit that calculates a first evaluation value that evaluates the current value of the target real estate based on information on the target real estate that represents the real estate to be evaluated and information on an expected market price per unit size of used real estate; a second evaluation value calculation unit that calculates a second evaluation value that evaluates the value of the real estate after reconstruction based on information on the real estate after reconstruction in the case where the target real estate is reconstructed, information on the cost required for reconstruction of the target real estate, and information on the expected market price per unit size of new real estate; a reconstruction value calculation unit that calculates a reconstruction value representing a value of the real estate after reconstruction for the target real estate based on the first evaluation value and the second evaluation value; An information processing device having the above configuration.

2. The first evaluation value calculation unit is The information processing apparatus according to claim 1 , wherein the first evaluation value is calculated by multiplying an estimated market price per unit size of used real estate by the building area of ​​the target real estate.

3. The second evaluation value calculation unit is The information processing device of claim 1, which calculates the second evaluation value by multiplying the price obtained by subtracting the expenses per unit size required when selling newly constructed real estate from the expected market price per unit size of the newly constructed real estate by the exclusive area of ​​the real estate after the reconstruction, and then subtracting the project costs required for the reconstruction.

4. The reconstruction value calculation unit is The information processing apparatus according to claim 1 , further comprising: a calculation unit for calculating a percentage of the second evaluation value relative to the first evaluation value as the replacement value.

5. a creation unit that creates first display information for displaying the reconstruction value of each of one or more real estate properties existing within a predetermined geographical range on a map that represents map information within the geographical range; The information processing apparatus according to claim 1 , further comprising: a transmitting unit configured to transmit the first display information to a terminal communicably connected thereto.

6. The creation unit is creating second display information for displaying detailed information of the real estate including the reconstruction value in response to a selection operation of the real estate on the map by a user of the terminal; The transmission unit is The information processing device according to claim 5 , further comprising: a display unit configured to display the second display information on the display device;

7. a first evaluation value calculation step of calculating a first evaluation value that evaluates the current value of the target real estate based on information on the target real estate representing the real estate to be evaluated and information on the expected market price per unit size of used real estate; a second evaluation value calculation step of calculating a second evaluation value that evaluates the value of the real estate after reconstruction based on information on the real estate after reconstruction in the case where the target real estate is reconstructed, information on the cost required for reconstruction of the target real estate, and information on the expected market price per unit size of new real estate; a reconstruction value calculation step of calculating a reconstruction value representing a value of the real estate after reconstruction for the target real estate based on the first evaluation value and the second evaluation value; An information processing method implemented by a computer.

8. a first evaluation value calculation step of calculating a first evaluation value that evaluates the current value of the target real estate based on information on the target real estate representing the real estate to be evaluated and information on the expected market price per unit size of used real estate; a second evaluation value calculation step of calculating a second evaluation value that evaluates the value of the real estate after reconstruction based on information on the real estate after reconstruction in the case where the target real estate is reconstructed, information on the cost required for reconstruction of the target real estate, and information on the expected market price per unit size of new real estate; a reconstruction value calculation step of calculating a reconstruction value representing a value of the real estate after reconstruction for the target real estate based on the first evaluation value and the second evaluation value; A program that causes a computer to execute the following.

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