Information system, information processing method, program, and storage medium

Abstract

To provide a system including an appropriate method for facilitating the purchase (investment) of a real estate miniaturization product as a commodity for a person who purchases the real estate miniaturization product.SOLUTION: An information processing system which supports a plurality of investors in selling real estate is provided with means for dividing each floor of one or more buildings, composing a real estate petty commodity at a desired division ratio, and soliciting investment from the investors.SELECTED DRAWING: Figure 1

Description

Technical Field

[0001] The present invention relates to an information processing system, an information processing method, a program, and a storage medium for supporting the sale of real estate.

Background Art

[0002] In recent years, partitioned products (for example, the 1st floor is the 1st section, the 2nd floor is the 2nd section, the 3rd floor is the 3rd section, etc.) divided by floor in an office building have been set, and partitioned products owned by one or more persons have attracted attention as investment targets for enterprises and individuals, or as personal inheritance countermeasures.

[0003] The first merit is that the financial hurdle can be lowered. Even for a medium-sized building in a commercial area in the city center that costs billions of yen to purchase as a whole, if it is owned by multiple persons, it can be suppressed to about one-tenth of that amount.

[0004] The second merit is that an office with a high grade can be purchased with the same budget as purchasing a whole building. It is possible to purchase an office with a better location, higher quality, and higher grade with the same budget as purchasing a small-scale building as a whole.

[0005] The third merit is that the liquidity is high. In addition to the small number of competing properties, the price is suppressed by dividing a whole building into sections, so the number of buyers increases and the liquidity increases.

[0006] The fourth merit is that the management cost can be reduced. By forming a management association, setting up a repair reserve fund, and operating based on a long-term repair plan, sudden costs can be leveled.

[0007] Such partitioned products contribute to the diversification of business operations by the real estate leasing business as a new business for enterprises. In particular, the real estate leasing business is less affected by the economic situation and has a great effect on the stability of the financial condition.

[0008] ​In particular, high-grade office buildings located in commercial areas such as Tokyo still continue to increase in asset value and bring great benefits to the owners of real estate. That is to say, central district products that lead to large-scale asset value, high liquidity, and stable income can be said to be extremely attractive and reliable real estate. In this way, the sectional products can support the business continuity of enterprises with stable income.

[0009] Also, purchasing sectional products as the company's own office has great advantages. Only the necessary space can be purchased, and when moving, it is also possible to rent out the office. Different from renting, the purchased sectional products remain as assets and can be effectively utilized in the future.

[0010] On the other hand, for individuals, as one of the asset portfolios, it is preferred to incorporate investments in office buildings in the central business district where rental income and selling profits are relatively stable, rather than stable real estate such as apartments and condominiums.

[0011] Furthermore, at the time of inheritance, while cash and financial assets are evaluated at market value, in the case of real estate, it is usually evaluated based on the inheritance tax assessment value. Therefore, when restructuring into real estate and there is a difference between the actual market price and the inheritance tax assessment value, the evaluation may be lower compared to current deposits.

[0012] Also, by owning sectionalized real estate, the degree of freedom in distribution at the time of inheritance increases, enabling a smooth inheritance.

[0013] It should be noted that the applicant of this application has already filed a plurality of patent applications (Patent Documents 1 to 5) related to sectional products, but none of them describe the content of the invention of this application.

Prior Art Documents

Patent Documents

[0014]

Patent Document 1

Patent Document 2

[0015] Regarding the business of classified products, when selling to investors for each floor of a property (building), it is still expensive and ordinary investors cannot invest. There are problems such as not being able to select investment targets or operate the target property, the risk of investing (contributing) all funds in one real estate, and the time-consuming management. [Means for Solving the Problems]

[0016] As a first aspect of the present invention, there is provided a system for assisting the sale of real estate to a plurality of investors, comprising means for dividing each floor of one or more buildings and composing real estate fractionalized products at a desired ratio of division, and soliciting contributions from said investors.

[0017] As a second aspect of the present invention, the real estate fractionalized product may be one built at an address where the value of said one or more buildings has been increasing as a trend for at least the past 10 years, and may be stored in a storage device so as to be viewable by investors.

[0018] As a third aspect of the present invention, the real estate fractionalized product may be composed of real estate in Chuo Ward, Tokyo, Chiyoda Ward, Tokyo, Minato Ward, Tokyo, Shibuya Ward, Tokyo, and Shinjuku Ward, Tokyo.

[0019] As a fourth aspect of the present invention, the real estate fractionalized product is maintained and managed by a third party, and may include property management, management association operation, accounting, and leasing management.

[0020] As a fifth aspect of the present invention, it may be characterized in that it has a distribution unit that distributes profits to the investors according to the number of shares in the fractionalized real estate product, where the amount obtained by subtracting the management fee charged to the tenant from the monthly tenant fee received from the tenant renting the fractionalized real estate product and the management fee charged to the investor is distributed to the investors.

[0021] As a sixth aspect of the present invention, the fractionalized real estate product may be characterized in that it sets a portfolio that disperses the addresses to multiple locations for risk avoidance.

[0022] As a seventh aspect of the present invention, the fractionalized real estate product may be characterized in that it is the business-type real estate.

[0023] As an eighth aspect of the present invention, the fractionalized real estate product may be characterized in that it can propose a product with high liquidity to the investors.

[0024] As a ninth aspect of the present invention, the fractionalized product may be characterized in that it is an optional combination type that performs procedures for inheritance and gift, and operation of optional combinations.

[0025] As a tenth aspect of the present invention, there is provided an information processing method for assisting the sale of real estate to a plurality of investors, which divides each floor of one or more buildings and composes fractionalized real estate products at a desired division ratio, and features a processing method for soliciting investments from the investors.

[0026] As an eleventh aspect of the present invention, there is provided a program for assisting the sale of real estate to a plurality of investors, which causes a computer to divide each floor of one or more buildings and compose fractionalized real estate products at a desired division ratio, and features a program for soliciting investments from the investors.

[0027] As a twelfth aspect of the present invention, there is provided a computer-readable storage medium storing the program according to claim 12.

Advantages of the Invention

[0028] According to the present invention, regarding the purchase and investment in commercial real estate located in the central part of the city center, not only the wealthy but also ordinary investors can easily make investments. Furthermore, even investors who are not familiar with the selection of investment targets or the operation of investment destination properties can easily make investments. Although it is risky to invest all funds in one real estate property, since the amount per share is kept low, risk diversification can be achieved. In addition, it has become possible to provide a system that has the effect of enabling rapid management.

Brief Description of the Drawings

[0029]

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Embodiments for Carrying Out the Invention

[0030] The embodiments shown below illustrate devices and methods for embodying the technical idea of the invention, and the technical idea of the present invention is not limited to the following. The technical idea of the present invention can be variously modified within the scope of the matters described in the claims. In particular, it should be noted that the drawings are schematic and different from the actual ones. Explanation of parts that are already known technologies is omitted.

[0031] Refer to FIG. 1. This is information processing system 1. The information processing system 1 is composed of one or more computers as hardware, and includes a CPU (Central Processing Unit), a ROM (Read-Only Memory) that stores a control program and the like operating on the CPU, a RAM (Random Access Memory) for temporarily storing various data, an input device such as a keyboard, a barcode reader, and a scanner for inputting information as necessary, an output device such as a printer for outputting various information as necessary, a display device such as a display for displaying various information as necessary, and a storage device such as a hard disk (not shown).

[0032] On the other hand, the information processing system 1 includes, as functional blocks, a control unit 2, an input / output unit 3, a communication unit 4, a storage unit 5, a property search unit 6, a real estate fractionalized product composition unit 7, a fund-raising unit 9, a profit calculation unit 10, and a profit distribution unit 11. The control unit 2 controls the entire information processing system 1. The input / output unit 3 processes the input device, the output device, and the display device. The communication unit 4 performs communication such as information exchange between the information processing system 1 and terminals (personal computers, smartphones, etc.) held by investors. The storage unit 5 stores and processes search results and input information in the storage device.

[0033] The property search unit 6 searches for property information by the administrator, searches for properties that meet the conditions for increasing profits, and stores them in the storage device through the processing of the storage unit 5. At this time, profit simulation may be performed by the simulation system.

[0034] The real estate fractionalization product composition unit 7 divides each floor of one or more buildings searched by the property search unit 6 and composes real estate fractionalization products at a desired division ratio to solicit investments from investors. The means of soliciting investments from investors in real estate fractionalization products is to disperse the addresses of real estate fractionalization products of one or more buildings to multiple addresses in advance for risk avoidance of the portfolio, set the investment amount to the desired small-amount amount, and let investors make investments. The storage device stores the real estate fractionalization products composed by the real estate fractionalization product composition unit 7.

[0035] The means of soliciting investments from investors in real estate fractionalization products is to display the real estate fractionalization products on the display device through the processing of the input / output unit 3 (it may be displayed simultaneously with an advertisement to encourage investment in real estate fractionalization products). The investment solicitation unit 9 allows investors to select the real estate fractionalization products for which they wish to invest from among the real estate fractionalization products displayed for viewing.

[0036] The means of soliciting investments from investors in real estate fractionalization products can also display profit and loss estimates and profit simulations so that, for example, when investing 35 million yen in 7 shares in a real estate fractionalization product in Hata-cho, Shibuya-ku, 25 million yen in 5 shares, or 15 million yen in 3 shares can be considered. These screens are displayed on the display device and may be displayed simultaneously with the screen of the investment solicitation unit 9.

[0037] The following will be described with reference to Fig. 2. The necessary expenses at the time of purchase (capital contribution) are as follows: the registration license tax is 57,000 yen, the judicial scrivener's fees are 32,800 yen, the stamp duty is 5,000 yen, the syndicate composition cost is 10,000 yen, and the real estate acquisition tax is 34,000 yen. In total, it is 138,800 yen. Regarding the annual revenue estimate, the purchase price is 10 million yen, the income (rent, common expenses) is 251,813 yen, the business operation expenses are 6,763 yen, and as other expenses, the management fees are 19,197 yen, the repair reserve fund is 13,020 yen, the insurance premium is 415 yen, the fixed asset tax and city planning tax are 17,834 yen, the balance of payments (distribution amount) is 194,584 yen, the apparent rate of return is 2.52%, and the distribution rate of return is 1.95%. As the annual depreciation cost, the total depreciation cost is 66,760 yen. As for the profit simulation, the operating profit / 1 year is 10 units, which amounts to 55,784 yen, 50 units amount to 425,120 yen, and 100 units amount to 8,730,040 yen. The operating profit / 5 years is 10 units, which amounts to 834,120 yen, 50 units amount to 4,316,800 yen, and 100 units amount to 9,181,400 yen. The operating profit / 10 years is 10 units, which amounts to 1,807,040 yen, 50 units amount to 9,181,400 yen, and 100 units amount to 18,385,600 yen. The means of soliciting investments from investors for the real estate fractionalization products is to display this information on a display device and use it as reference information when investors make investments.

[0038] The profit calculation unit 10 of the means for soliciting investments from investors for the real estate fractionalization products calculates the profit obtained from the real estate fractionalization products for which the investor and the manager have concluded an investment contract and stores it in the storage device as profit information. The profit distribution unit 11 subtracts the management fees, etc. billed to the tenant from the monthly tenant fees, etc. received from the tenant leasing the real estate fractionalization product and the management fees, etc. billed to the investor, and distributes the amount to the investors according to the number of units invested in the real estate fractionalization product. The management fees are distributed to the manager.

[0039] Describe the operation of a means for forming a fractionalized real estate product of the information processing system 1 and soliciting investments from investors in the fractionalized real estate product. First, the property search unit 6 searches for excellent properties (for example, properties located in the 23 wards of Tokyo) from the registered properties and stores them in the storage device based on the profit by simulation. Subsequently, the fractionalized real estate product composition unit 7 divides each floor of one building of the input property into multiple parts to form a fractionalized real estate product. The formed fractionalized real estate product is stored in the storage device. In the storage device, the fractionalized real estate product and the information of the investors who have invested in this fractionalized real estate product (investor designation, address, phone number, etc.) are stored in association with each other.

[0040] The information processing system 1 can communicate with the investor's computer or smartphone, etc. Then, the investor can display the fractionalized real estate product on the display device of the investor's computer or smartphone, etc., divide each floor of one or more buildings, and solicit investments from the investor in the fractionalized real estate product composed at the desired division ratio. As a means for actually soliciting investments, the investment solicitation unit 9 performs. That is, while browsing the fractionalized real estate product displayed on the display device, the investor can select the fractionalized real estate product to invest in from the display device. Information such as the profit simulation described above is referred to for this selection.

[0041] As described above, when an investor invests in a fractionalized real estate product, the profit generated by the fractionalized real estate product is operated and managed. Specifically, the profit calculation unit 10 calculates the profit generated from the fractionalized real estate product and stores it in the storage device. This profit is distributed to the investor and the manager. That is, when there are multiple investors, the profit is distributed according to the ratio of the shares of the fractionalized real estate product held by the investors. The profit distribution unit 11 executes the distribution. The profit distribution unit 11 calculates the ratio of each share of multiple investors based on the fractionalized real estate product ratio calculation process, and stores the information of each investor (name, address, phone number, etc.) and the distributed profit in the storage device.

[0042] The following describes a real estate fractionalized product in which each floor of a building is divided into multiple parts and composed. The products that have been fractionalized in real estate are traded by investors in various ways. For example, a real estate fractionalized product may be composed across the properties of Tenant A and Tenant B.

[0043] Refer to Figure 3. In Building A with 8 floors, there is a shared floor on the 1st floor, and Tenant A and Tenant B lease a part of the rental area. On the 2nd floor of Building A, there is a shared floor, and Tenant C leases a part of the rental area. On the other hand, Tenant D leases a part of the rental area. The shared areas are, for example, the entrance, piping, parking lot, etc. The shared floors are, for example, elevators, stairways, shared floors (corridors, toilets, hot water supply rooms, etc.).

[0044] In Building A, there are shared floors on the 3rd, 4th, and 5th floors, and Tenant D leases all of the rental area on each floor. Also, in Building A, there are shared areas on the 6th and 7th floors, and Tenant E leases all of the rental area on each floor. On the 8th floor of Building A, there is a shared area, and Tenant F leases all of the rental area.

[0045] Here, in property management, tenant liaison, rent increase negotiation, etc. are carried out. In leasing management, tenant attraction, conclusion of new rental contracts, etc. are conducted. In accounting, income and expenditure management, rent transfer to the owner are carried out. In the operation of the management association, the composition of the management association, the operation of the management association, etc. are executed. Since such special services are provided as means to solicit investments from investors for real estate fractionalized products, investors can invest in real estate fractionalized products without going through complicated procedures.

[0046] Refer to Figure 4. This is a diagram showing that the land price in Tokyo is prominent compared to other major cities. That is, in 2023, Tokyo: 53.8 million yen / m 2 is the case. Osaka: 22.4 million yen / m 2 is the case. Nagoya: 19 million yen / m 2It is as follows. Fukuoka: 11.3 million yen per square meter 2 It is as follows. Sapporo: 6.05 million yen per square meter 2 It is as follows. Sendai: 4.38 million yen per square meter 2 It is as follows. Hiroshima: 3.7 million yen per square meter 2 It is as follows. In areas with strong demand, it is difficult to imagine a sharp decline in value in the future, and it can be seen that it is an asset that can be held in the long term.

[0047] Refer to Figure 5. It is a comparison of the appreciation rates of the publicly announced land prices in each major city. During the period from 2000 to 2023, the appreciation rate of the land price of commercial land in the five central wards (Chuo Ward, Chiyoda Ward, Minato Ward, Shibuya Ward, and Shinjuku Ward of Tokyo) is 230.1%. The appreciation rate of the land price of commercial land in the 23 wards of Tokyo is 198.1%. The appreciation rate of the land price of residential land in the five central wards (Chuo Ward, Chiyoda Ward, Minato Ward, Shibuya Ward, and Shinjuku Ward of Tokyo) is 193.3%. The appreciation rate of the land price of commercial land in major cities is 160.7%. The appreciation rate of the land price of residential land in the 23 wards of Tokyo is 143.9%. The appreciation rate of the land price of residential land in major cities is 101.1%. That is, it can be seen that the appreciation rate of the land price of commercial land in the five central wards (Chuo Ward, Chiyoda Ward, Minato Ward, Shibuya Ward, and Shinjuku Ward of Tokyo) is prominent. Also, even in the five central wards, it has been rising as a trend in the past 10 years. As described above, small-lot real estate products are suitable for real estate in the five central wards of Tokyo.

[0048] Refer to Figure 6. It is a diagram showing that the real estate price of commercial land has increased significantly compared to residential land. Between 2010 and 2022, commercial land has increased by 163.7% and residential land has increased by 125.9%. Analyzing this trend, it is judged that this trend will continue in the future, so it is judged that investing in commercial land will yield greater profits. As described above, small-lot real estate products are suitable for real estate of commercial land.

[0049] Refer to Figure 7. It is a diagram showing the reasons not affected by oversupply and population decline. The number of employed people in Tokyo increased by 20.0% between 2009 and 2021, while medium-sized buildings decreased by 10.5%. Medium-sized buildings in Tokyo are not affected by oversupply and population decline. As mentioned above, small-lot real estate products are suitable for medium-sized buildings in Tokyo.

[0050] Refer to Figure 8. Considering the long-term holding of small-lot real estate products, the total performance is higher for commercial properties than for residential properties. The occupants are individuals in the case of residential properties and corporations in the case of commercial properties. The cost of restoring the original state at the time of departure is borne by the owner in the case of residential properties and by the tenant in the case of commercial properties. The notice of contract termination is one month in advance for residential properties and three to six months in advance for commercial properties. The key money and security deposit are zero to two months for residential properties and three to twelve months for commercial properties. The equipment burden is high for residential properties and low for commercial properties. The average occupancy period is short for residential properties and long for commercial properties. The deterioration speed is fast for residential properties and slow for commercial properties. The rent increase is almost non-existent for residential properties and significant for commercial properties. The development merit is small for residential properties and large for commercial properties. Tenant attachment is relatively easy for residential properties and depends on the location for commercial properties. The selling price is more likely to decline from the purchase (investment) price for residential properties and is less likely to collapse for commercial properties. As mentioned above, small-lot real estate products are suitable for commercial real estate.

[0051] Refer to Figure 9. As an example of the composition of small-lot real estate products, medium-sized buildings will be described. Medium-sized buildings with tight demand are likely to maintain high rents for a long time because rent decreases due to market competition are unlikely to occur. Regarding the value of land, land of a certain scale or more has a high value due to diverse development uses and is traded at a high price in the market. Regarding safety, a management association is formed and operated based on a long-term repair plan, so sudden repair costs can be leveled. Regarding liquidity, by dividing a single building into multiple small-lot real estate products, the unit price decreases and the buyer pool expands, so the formation of a unique market with high liquidity can be expected.

[0052] Refer to FIGS. 10, 11 and 12. As shown in FIG. 10, the condominium office (each floor of one building) is priced at 500 million yen per floor. Thus, ordinary investors cannot purchase (invest). Refer to FIG. 11. In the case of the condominium office (each floor of one building), the main purchasing (investing) group is corporations / operators (aged 40s to 60s). In the case of real estate fractionalized products, investment can be expected from a wide range of investors including operators, landowners, and company employees (aged 40s to 70s). The price of a medium-sized single building in the five central wards of Tokyo is 5 billion yen. On the other hand, if investing 500 million yen in other areas, investors can expect greater profits by investing 500 million yen in real estate fractionalized products obtained by dividing a medium-sized single building in the five central wards of Tokyo. As shown in FIG. 12, investment is possible starting from 5 million yen per unit. As described above, real estate fractionalized products are suitable for real estate in the five central wards of Tokyo and can attract investment from a wide range of investors. is.

[0053] Refer to FIG. 13. In the case of real estate fractionalized products, since the amount that can be purchased (invested) ranges from the wealthy to ordinary investors, the purchasing (investing) group expands. Also, the selling speed is fast (average number of days required for selling: 89 days), and with highly transparent information provided, investors can make decisions quickly. Moreover, since it is a market formed by ordinary investors, they are not swayed by the quality of the market. As described above, real estate fractionalized products can propose highly liquid products to investors.

[0054] This embodiment is not limited to these, and various changes are possible within the scope of the gist of this embodiment.

Industrial Applicability

[0055] The information processing system, information processing method, program, and recording medium according to the present invention can be the subject of real estate transactions, so they have economic value and are inventions that can be industrially utilized.

Explanation of Reference Numerals

[0056] 1 Information processing system 2 Control unit 3 Input / output unit 4 Communication unit 5 Memory unit 6 Object search unit 7 Real estate fractionalized product composition unit 9 Capital raising unit 10 Profit calculation unit 11 Profit distribution unit

Claims

1. An information processing system for assisting in the sale of real estate to a plurality of investors, comprising means for dividing each floor of one or more buildings and composing real estate fractionalized products at a desired division ratio, and soliciting capital contributions from said investors.

2. The information processing system according to claim 1, wherein the real estate fractionalized products are built at an address where the value of the one or more buildings has been increasing as a trend for at least the past 10 years, and are stored in a storage device so as to be viewable by investors.

3. The information processing system according to claim 2, wherein the real estate fractionalized products are composed of real estate in Chuo Ward, Tokyo, Chiyoda Ward, Tokyo, Minato Ward, Tokyo, Shibuya Ward, Tokyo, and Shinjuku Ward, Tokyo.

4. The information processing system according to claim 1, wherein the real estate fractionalized products are maintained and managed by a third party and include property management, condominium association operation, accounting, and leasing management.

5. The information processing system according to claim 1, further comprising a profit distribution unit that deducts management fees billed to the tenant from the monthly tenant fees received from the tenant renting the real estate fractionalized product, and distributes to the investors the amount obtained by subtracting the management fees from the amount billed to the investors, in accordance with the number of shares in which the investors have contributed to the real estate fractionalized product.

6. The information processing system according to claim 1, wherein the real estate fractionalized products are configured to set a portfolio that disperses the addresses to multiple locations for risk avoidance.

7. The information processing system according to claim 1, wherein the real estate fractionalized products are commercial real estate.

8. The information processing system according to claim 1, wherein the real estate fractionalized products can propose products with high liquidity to investors.

9. The information processing system according to any one of claims 1 to 8, wherein the fractionalized products are of an optional combination type that performs procedures for inheritance and gift, and operation of arbitrary combinations.

10. An information processing method for assisting in the sale of real estate to a plurality of investors, comprising: a processing method of dividing each floor of one or more buildings and composing real estate fractionalized products at a desired division ratio, and soliciting capital contributions from said investors.

11. A program for assisting in the sale of real estate to a plurality of investors, causing a computer to: ​ A program that divides each floor of one or more buildings and composes real estate fractionalized products at a desired division ratio, and solicits capital contributions from the investors.

12. A computer-readable storage medium storing the program according to Claim 11.

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