Nonfinancial value calculation system, real estate appraisal system, and nonfinancial value calculation method

Abstract

To provide a non-financial value calculation system, a real estate evaluation system, and a non-financial value calculation method for suitably calculating the non-financial value of real estate.SOLUTION: A real estate evaluation system 1 capable of calculating a non-financial value of a real estate includes an information setting section for setting (step S10) approach information indicating an approach regarding the non-financial value of the real estate, an evaluation section for evaluating (step S20) the approach information set by the information setting section based on a predetermined evaluation method, and a non-financial value calculation section for calculating (step S30) the non-financial value of the real estate based on a result of the evaluation by the evaluation section.SELECTED DRAWING: Figure 1

Description

[Technical Field]

[0001] The present invention relates to a non-financial value calculation system, a real estate appraisal system, and a non-financial value calculation method. [Background technology]

[0002] Conventionally, techniques for calculating the value of real estate have been publicly known, as described in Patent Document 1, for example.

[0003] Patent Document 1 describes a system for evaluating the value of real estate based on the calculation results of the financial yield (NOI yield) of the real estate. In this way, the system described in Patent Document 1 makes it possible to evaluate the value of real estate (value of the internal economy) converted into a monetary value at the present time.

[0004] However, the value of real estate includes not only financial value but also non-financial value. In other words, the value of real estate includes not only the value of real estate that can be converted into a monetary value at present, but also the value of real estate that cannot be converted into a monetary value at present (value of external economies), such as economic ripple effects, social contributions, and environmental improvements. Therefore, in order to evaluate the true value of real estate, it is necessary to appropriately calculate not only financial value but also non-financial value. [Prior art documents] [Patent documents]

[0005] [Patent Document 1] Patent No. 7490132 Summary of the Invention [Problem to be solved by the invention]

[0006] The present invention has been made in consideration of the above-mentioned circumstances, and the problem it aims to solve is to provide a non-financial value calculation system, a real estate appraisal system, and a non-financial value calculation method that can suitably calculate the non-financial value of real estate. [Means for solving the problem]

[0007] The problem to be solved by the present invention is as described above, and the means for solving this problem will now be described.

[0008] That is, claim 1 provides a non-financial value calculation system capable of calculating the non-financial value of real estate, comprising an information setting unit for setting effort information indicating efforts related to the non-financial value of the real estate, an evaluation unit for evaluating the effort information set by the information setting unit based on a predetermined evaluation method, and a non-financial value calculation unit for calculating the non-financial value of the real estate based on the evaluation results of the evaluation unit.

[0009] In claim 2, the information setting unit is configured to be able to set social issues related to the non-financial value of the real estate, and the efforts related to the non-financial value of the real estate include efforts that can solve the social issues.

[0010] In claim 3, the information setting unit is configured to be able to set the social issues for each category related to the non-financial value of the real estate.

[0011] In claim 4, the categories relating to the non-financial value of the real estate include at least one of economy, society, and environment.

[0012] In claim 5, the evaluation unit selects an evaluation method corresponding to the effort information from among a plurality of pre-set evaluation methods, and evaluates the effort information based on the selected evaluation method.

[0013] In claim 6, the evaluation unit selects the evaluation method corresponding to the effort information using a learning model generated by learning the relationship between the effort information and multiple evaluation methods.

[0014] In claim 7, the non-financial value calculation unit is capable of outputting the relationship between the non-financial value of the real estate and the social issue.

[0015] In claim 8, the social issues include issues based on the SDGs.

[0016] In claim 9, the evaluation method is an impact evaluation method for evaluating the impact that the real estate has on society.

[0017] Claim 10 comprises a non-financial value calculation system according to any one of claims 1 to 9, a non-financial yield calculation unit that calculates a non-financial yield, which is the ratio between the non-financial value calculated by the non-financial value calculation unit of the non-financial value calculation system and the price of the real estate, and a real estate evaluation unit that is capable of evaluating the real estate using the non-financial yield.

[0018] In claim 11, the system includes a financial yield calculation unit that calculates a financial yield, which is the ratio between the financial value of the real estate and the price of the real estate, and the real estate evaluation unit is capable of evaluating the real estate using the non-financial yield and the financial yield.

[0019] Claim 12 provides a non-financial value calculation method capable of calculating the non-financial value of real estate, comprising an information setting step of setting effort information indicating efforts related to the non-financial value of the real estate, an evaluation step of evaluating the effort information set in the information setting step based on a predetermined evaluation method, and a non-financial value calculation step of calculating the non-financial value of the real estate based on the evaluation results of the evaluation step. [Effects of the Invention]

[0020] The present invention has the following effects.

[0021] In the present invention, the non-financial value of real estate can be suitably calculated. [Brief explanation of the drawings]

[0022] [Figure 1] 1 is a block diagram showing a real estate appraisal system according to an embodiment of the present invention. [Figure 2] Schematic diagram showing the processing performed by the real estate appraisal system. [Figure 3] FIG. 10 is an explanatory diagram showing an example of the procedure of information setting processing and evaluation processing in the "society" category. [Figure 4] FIG. 10 is an explanatory diagram showing an example of the continuation of the procedure of the information setting process and the evaluation process in the "society" category. [Figure 5] FIG. 10 is an explanatory diagram showing an example of the procedure of information setting processing and evaluation processing in the "economy" category. [Figure 6] FIG. 10 is an explanatory diagram showing an example of the procedure of information setting processing and evaluation processing in the "environment" category. [Figure 7] 1 is a table showing an example of an evaluation method. [Figure 8] FIG. 10 is an explanatory diagram showing an example of a real estate value evaluation result. [Figure 9] Table showing the contents of the impact evaluation. DETAILED DESCRIPTION OF THE INVENTION

[0023] The following describes a real estate appraisal system 1 according to a first embodiment of the present invention. The real estate appraisal system 1 performs appraisal based on the value of real estate. In this embodiment, the real estate to be appraised is assumed to be a hotel, which is an accommodation facility.

[0024] The real estate appraisal system 1 according to this embodiment uses both the financial value and non-financial value of the real estate to appraise the real estate. Here, "financial value" refers to the value of the real estate converted into a monetary amount at the present time (value of the internal economy). An index for evaluating the internal economy of the real estate is the financial yield (NOI yield), which is the ratio of the financial value of the real estate to the acquisition price (original cost) of the real estate.

[0025] Furthermore, "non-financial value" refers to the value of real estate (value of external economies) that cannot be converted into monetary value at present, such as economic impact, social impact, and environmental value (environmental improvement and environmental impact). In other words, "non-financial value" may also include the present value of profits that may be obtained as future social financial returns (potential for future financial value). Non-financial value includes positive and negative value. Taking the aforementioned environmental value as an example, environmental improvement is a positive value, and environmental impact is a negative value. The real estate appraisal system 1 according to this embodiment calculates the non-financial value of real estate and evaluates the external economies of the real estate using the non-financial yield (E-NOI yield), which is the ratio of the non-financial value of the real estate to the acquisition price (original cost) of the real estate. The real estate appraisal system 1 calculates the non-financial value of real estate and evaluates the external economies using impact assessment. Calculating non-financial value and evaluating external economies using impact assessment will be described in detail below.

[0026] The real estate appraisal system 1 shown in FIG. 1 is configured with a control device 10. The control device 10 is capable of processing various types of information. A general personal computer, server, or the like can be used as the control device 10. The control device 10 is managed, for example, by a business operator that appraises real estate. The control device 10 includes a memory unit 11, a control unit 12, a communication unit 13, an input unit 14, and a display unit 15.

[0027] The storage unit 11 stores various programs and various acquired information, and is configured with a HDD, RAM, ROM, etc.

[0028] The control unit 12 executes the programs stored in the storage unit 11. The control unit 12 is configured by a CPU.

[0029] The communication unit 13 is capable of communicating with external devices, and can exchange information with external devices via various communication means such as the Internet.

[0030] The input unit 14 is used to input various types of information and is composed of a keyboard, a mouse, and the like.

[0031] The display unit 15 displays various types of information and is configured by, for example, a liquid crystal display.

[0032] The following describes the processing flow when the real estate appraisal system 1 (control device 10) appraise real estate. In the following description, an example is shown in which the real estate to be appraised is a building (a newly constructed building) at a stage before the building plan is decided (for example, the design stage, etc.). The following description also focuses on the processing for calculating the non-financial value of real estate.

[0033] As shown in Fig. 2, the control device 10 of the real estate appraisal system 1 executes an information setting process (step S10), an appraisal process (step S20), a non-financial value calculation process (step S30), and a real estate appraisal process (step S40). The explanatory diagrams of Fig. 3 to Fig. 6 show an example of the procedures of the information setting process (step S10) and the appraisal process (step S20).

[0034] The information setting process (step S10) is a process for setting information for calculating the non-financial value of real estate. If the real estate is a newly constructed building, as shown in Figures 3 to 6, "social issue information," "activity information," and "effort information" are set in the information setting process. Each piece of information will be explained below.

[0035] "Social Issue Information" is information that indicates social issues related to the non-financial value of real estate. Here, "social issues" refers to various economic, social, and environmental issues that society desires to resolve. Social issue information can be set based on the issues and needs of the area where the real estate is to be built. Social issue information can be set based on, for example, the impact assessment guidance established by the United Nations Environment Programme Finance Initiative (UNEP-FI) or the Sustainable Development Goals (SDGs) established by the United Nations.

[0036] The UNEP-FI guidance outlines how to assess impacts for each of several categories (impact areas) that represent social issues used in impact assessments, including modern slavery, water, food, energy, etc.

[0037] The SDGs set 169 targets linked to 17 sustainable development goals, including: 1. No poverty, 2. Zero hunger, 3. Good health and well-being, 4. Quality education, 5. Gender equality, 6. Clean water and sanitation, 7. Affordable and clean energy, 8. Decent work and economic growth, 9. Industry, innovation and infrastructure, 10. Reduced inequalities, 11. Sustainable cities and communities, 12. Responsible consumption and production, 13. Climate action, 14. Life below water, 15. Life on land, 16. Peace, justice and strong institutions, and 17. Partnerships for the goals (see Figures 8 and 9).

[0038] The social issue information according to this embodiment is set based on each impact area of ​​the UNEP-FI guidance and each goal of the SDGs. Furthermore, the social issue information is set for each of several categories related to the non-financial value of real estate. In this embodiment, the categories related to the non-financial value are "society," "economy," and "environment." "Society" includes issues related to people's rights and livelihoods, such as modern slavery, natural disasters, water, food, energy, and education (see Figures 3 and 4). "Economy" includes economic issues, such as the prosperity of micro, small, and medium-sized enterprises (see Figure 5). "Environment" includes issues related to the natural environment, such as climate stability (see Figure 6).

[0039] "Activity information" is information indicating activities to solve each social issue indicated in the social issue information. The "activity information" according to this embodiment indicates information on activities that can solve each of the above social issues at the hotel. As the activities, standard efforts to solve each of the above social issues at the hotel can be adopted.

[0040] "Initiative information" is an initiative related to non-financial value based on activity information, and is information indicating the specific initiatives being undertaken at the real estate being evaluated in order to solve each social issue.

[0041] Below, using Figures 3 to 6, the items included in the social issue information, activity information, and initiative information will be explained for each category ("society," "economy," and "environment").

[0042] First, using Figures 3 and 4, we will explain each piece of information about "society" (social issue information, activity information, and initiative information). Social issue information for "society" includes "modern slavery," "child labor," "data privacy," "natural disasters," "health and safety," "water," "food," "energy," "health and hygiene," "education," "transportation," "information," "connectivity (ease of connecting to networks)," "culture and tradition," "finance," "employment," "wages," "social protection," "gender equality," "ethnic and human rights equality," "age discrimination," and "other socially vulnerable groups." Note that social issue information for "society" is not limited to the items mentioned above, and can include a variety of items that indicate social issues in society.

[0043] The "society" activity information includes information on issues that can solve the social issues listed above. Specifically, as shown in Figure 3, activity information corresponding to (potentially solving) the "modern slavery" issue includes "compliance with the Subcontracting Act," "consideration for foreign workers," and "compliance with the Labor Standards Act." Activity information corresponding to the "child labor" issue includes "not using products from companies that employ child labor." Activity information corresponding to the "data privacy" issue includes "appropriate handling of personal information." Activity information corresponding to the "natural disaster" issue includes "stockpiling and supplying supplies in the event of a disaster," "emergency power sources," and "accommodating temporary evacuees." Activity information corresponding to the "health and safety" issue includes "employee health / health management." Activity information corresponding to the "water" issue includes "rainwater utilization" and "use of water-saving devices." Activity information corresponding to the "food" issue includes "local production and consumption of ingredients" and "farm-to-table (or provision of sustainable seafood)." Activity information corresponding to the "energy" issue includes "reducing energy loss," "utilizing renewable energy," and "using EVs (to improve energy efficiency)." Additionally, activity information for addressing the issue of "health and hygiene" includes "cleaning, disinfection, sterilization, and food poisoning prevention," "insect and rodent control," "preventing the introduction of harmful substances," "allergy response," and "maintaining and improving employee health." Activity information for addressing the issue of "education" includes "employee education / human resource development" and "training systems according to career paths." Activity information for addressing the issue of "transportation" includes "improving access to public transportation," "promoting new mobility," and "separation of pedestrians and vehicles (walkability)."

[0044] As shown in Figure 4, activity information corresponding to the "information" issue includes "unbiased information provision (information disclosure)." Activity information corresponding to the "connectivity" issue includes "information network." Activity information corresponding to the "culture and tradition" issue includes "collaboration with local artists and craftspeople" and "cultural experiences." Activity information corresponding to the "finance" issue includes "financial education for employees," "sustainable management," and "efficient operation (shift management, etc.)." Activity information corresponding to the "employment" issue includes "local employment" and "attracting local tenants." Activity information corresponding to the "wages" issue includes "doing business with fair trade companies" and "paying fair wages to employees." Activity information corresponding to the "social protection" issue includes "enhancing employee benefits." Activity information corresponding to the "gender equality" issue includes "work-life balance," "promoting women's participation in the workforce," "increasing the number of female managers," "promoting men taking parental leave," and "installing gender-neutral restrooms." Additionally, information on activities that address the issue of "ethnic and human rights equality" includes "recruiting overseas talent," "accepting overseas trainees," and "religious considerations." Information on activities that address the issue of "age discrimination" includes "eliminating age discrimination." Information on activities that address the issue of "other socially vulnerable groups" includes "universal design" and "employment of people with disabilities."

[0045] The "social" initiative information includes information on specific real estate initiatives based on the activity information corresponding to the above social issue information. Specifically, as shown in Figure 3, the activity information corresponding to "modern slavery" includes the initiative information "Compliance" for "Compliance with the Subcontracting Act," "Consideration given for foreign workers," and "Compliance" for "Compliance with the Labor Standards Act," which is "Compliance."

[0046] Additionally, the activity information corresponding to "child labor" includes the initiative information "comply" for "do not use products from companies that use child labor." Additionally, the activity information corresponding to "data privacy" includes the initiative information "comply" for "handle personal information appropriately." Additionally, the activity information corresponding to "natural disasters" includes the initiative information "stockpiles and supply of supplies in the event of a disaster," "emergency power source," and "acceptance of temporary evacuation centers" for "stockpiles, earthquake-resistant water tanks, emergency toilets," "(power source) available," and "(acceptance of temporary evacuation centers) available." Additionally, the activity information corresponding to "health and safety" includes the initiative information "standard initiatives" for "employee health / health management." Here, "standard initiatives" refers to the adoption of standard initiatives that can solve the above social issues as an initiative to address social issues.

[0047] Additionally, activity information for "water" such as "rainwater utilization" and "use of water-saving devices" includes initiative information such as "standard initiatives." Activity information for "food" such as "local production and consumption of ingredients" and "farm-to-table (or provision of sustainable seafood)" includes initiative information such as "use of locally produced ingredients." Activity information for "energy" such as "reducing energy loss," "utilizing renewable energy," and "using EVs (to improve energy efficiency)" includes initiative information such as "ZEB-designed buildings," "installation of solar power generation systems," and "installation of EV chargers." Here, "ZEB" refers to buildings with net zero or negative annual primary energy consumption (buildings with a BEI, an index of energy-saving performance, below a standard value).

[0048] Additionally, the activity information corresponding to "health and hygiene" includes the initiative information "standard initiatives" for "cleaning, disinfection, sterilization, and food poisoning prevention," "insect and rodent control," "prevention of harmful substances being mixed in," "allergy response," and "maintenance and promotion of employee health." Additionally, the activity information corresponding to "education" includes the initiative information "standard initiatives" for "employee education / human resource development" and "training systems according to career paths." Additionally, the activity information corresponding to "transportation" includes the initiative information "standard initiatives" and "installation of EV chargers" for "improving access to public transportation," "promoting new mobility," and "walkability."

[0049] As shown in Figure 4, the activity information corresponding to "information" includes the initiative information "standard initiatives" for "unbiased information provision (information disclosure)." The activity information corresponding to "connectivity" includes the initiative information "installation of Wi-Fi equipment" for "information network." The activity information corresponding to "culture and tradition" includes the initiative information "collaboration with local artists and craftspeople" and "cultural experiences" includes the initiative information "events utilizing hotel conference rooms." The activity information corresponding to "finance" includes the initiative information "standard initiatives" for "finance education for employees," "sustainable management," and "efficient operation (shift management, etc.)." The activity information corresponding to "employment" includes the initiative information "local employment" and "attracting local tenants," and the initiative information "inducing local employment" and "attracting local tenants to hotels." The activity information corresponding to "wages" includes the initiative information "compliance" for "transactions with fair trade companies" and "paying fair wages to employees."

[0050] Additionally, the activity information corresponding to "social protection" includes the initiative information "compliance" for "improving employee benefits." Additionally, the activity information corresponding to "gender equality" includes the initiative information "standard initiatives" for "work-life balance," "promoting women's participation in the workplace," "expanding female managerial positions," "promoting male parental leave," and "installing gender-neutral toilets." Additionally, the activity information corresponding to "ethnic and human rights equality" includes the initiative information "standard initiatives" and "installation of prayer rooms" for "recruiting overseas talent," "accepting overseas trainees," and "religious consideration." Additionally, the activity information corresponding to "age discrimination" includes the initiative information "standard initiatives" for "eliminating age discrimination." Additionally, the activity information corresponding to "other socially vulnerable groups" includes the initiative information "compliance with laws and regulations" for "universal design" and "employment of people with disabilities."

[0051] Next, using Figure 5, we will explain each piece of information about the "economy" (social issue information, activity information, and initiative information). Social issue information for the "economy" includes "rule of law," "civil liberties," "sector diversity," and "prosperity of micro, small, and medium-sized enterprises." Note that social issue information for the "economy" is not limited to the items mentioned above, and can include a variety of items that indicate social issues in the economy.

[0052] The "economy" activity information includes information on issues that can solve the issues in the above social issue information. Specifically, "compliance with laws and regulations" is included as activity information corresponding to the issue of "rule of law." Also, "establishment of open spaces for the public" is included as activity information corresponding to the issue of "civil liberties." Furthermore, "business matching," "support for diversifying the local economy," and "support for startups" are included as activity information corresponding to the issue of "prosperity of micro, small, and medium-sized enterprises." Furthermore, "support for local small and medium-sized enterprises" and "avoidance of disadvantages for small and medium-sized enterprises" are included as activity information corresponding to the issue of "prosperity of micro, small, and medium-sized enterprises."

[0053] The "economy" initiative information includes information on specific real estate initiatives based on the activity information corresponding to the above social issue information. Specifically, the activity information corresponding to "rule of law" includes the initiative information "compliance" for "legal compliance." The activity information corresponding to "civil liberties" includes the initiative information "opening facilities to the community." The activity information corresponding to "sector diversity" includes the initiative information "business matching," "support for diversifying the local economy," and "startup support," which includes the initiative information "largest conference venue in the region," "contributing to local industry (business collaboration)," and "provision of coworking space." The activity information corresponding to "prosperity of micro, small, and medium-sized enterprises" includes the initiative information "supporting local small and medium-sized enterprises" and "avoiding disadvantages to small and medium-sized enterprises" which includes the initiative information "provision of coworking space" and "contributing to local industry (business collaboration)."

[0054] Next, using Figure 6, we will explain each piece of information about the "environment" (social issue information, activity information, and initiative information). The social issue information for the "environment" includes "climate stability," "water bodies," "atmosphere," "soil," "habitats of biological species," "resource intensity," and "waste." Note that the social issue information for the "environment" is not limited to the items mentioned above, and can include various items that indicate social issues related to the environment, such as "noise and vibration."

[0055] The "environment" activity information includes information on issues that can solve the social issues listed above. Specifically, activity information for "climate stability" includes "LCCO2 reduction," "renewable energy adoption," and "certification system acquisition." Activity information for "water areas" includes "proper management of water intake and discharge." Activity information for "air" includes "air pollution prevention" and "proper indoor air quality management." Activity information for "soil" includes "soil pollution prevention." Activity information for "habitat" includes "landscape design" and "use of native plant species." Activity information for "resource intensity" includes "eco-cleaning for extended stays" and "rainwater harvesting / reducing water usage." Activity information for "waste" includes "food waste reduction," "plastic-free initiatives," "composting food waste," and "waste sorting and recycling."

[0056] The "environment" initiative information includes information on specific real estate initiatives based on the activity information corresponding to the above social issue information. Specifically, the activity information corresponding to "climate stability" includes "LCCO2 reduction," "renewable energy introduction," and "certification system acquisition," and includes initiative information such as "ZEB design," "solar power generation installation," and "Green Key certification." The activity information corresponding to "water areas" includes initiative information such as "standard initiatives" for "proper management of water intake and wastewater." The activity information corresponding to "air" includes initiative information such as "air pollution prevention" and "proper management of indoor air quality," and includes initiative information such as "idling stop" and "standard initiatives." The activity information corresponding to "soil" includes initiative information such as "proper chemical spraying" for "soil pollution prevention."

[0057] Additionally, the activity information for "habitats" includes the initiative information "standard initiatives" for "landscape design" and "use of native planting species." Additionally, the activity information for "resource intensity" includes the initiative information "standard initiatives" for "eco-cleaning for extended stays" and "rainwater utilization / reducing water usage." Additionally, the activity information for "waste" includes the initiative information "reducing food waste," "efforts to eliminate plastic," "composting food waste," and "sorting and recycling waste," including the initiative information "appropriate food procurement," "switching from plastic to paper containers," "adoption of an amenity selection system," "composting and composting machine," and "standard initiatives."

[0058] The items included in the social issue information, activity information, and initiative information have been described above. Note that the above information is merely an example, and the information is not limited to the above examples.

[0059] In the information setting process, the control device 10 can set each piece of information (social issue information, activity information, and initiative information) based on input information entered by a user using the input unit 14, for example. The input information can include basic building information such as the use and location of the real estate and the total floor area. The user can also directly input some or all of the above pieces of information (social issue information, activity information, and initiative information) using the input unit 14.

[0060] In the information setting process, for example, when input information is insufficient, a configuration can be adopted in which an AI model generated by machine learning is used to collect (supplement) the missing information. In this case, a language model (large-scale language model) can be used as the AI ​​model, and the above information can be set by the user exchanging questions (bouncing ideas) with the language model. Specifically, the user can bouncing ideas off the language model about information such as the use and location of the real estate, measures (initiatives), and conditions, thereby setting social issue information and setting activity information and initiative information corresponding to the above social issue information.

[0061] As explained above, if the real estate is a newly constructed building, the information setting process first sets social issue information based on the issues and needs of the area where the real estate will be built, and then activity information and initiative information can be set based on the social issue information.

[0062] If the real estate is an existing building that has already been constructed, the information setting process can be executed in a different pattern from the example described above. In this case, in the information setting process, the efforts being made in the existing building can be set as effort information. That is, rather than setting effort information based on social issue information, the effort information can be set based on efforts (activities) that are actually being made (or are planned to be made). In this case, it is also possible to set social issues and activities corresponding to the effort information as social issue information and activity information.

[0063] The evaluation process (step S20) is a process for evaluating the effort information set by the information setting process based on a predetermined evaluation method (see FIG. 2). In this embodiment, an impact evaluation is performed in the evaluation process. Here, "impact evaluation" is a method for evaluating the changes (impact) that real estate-related efforts have on a target society (for example, the area where the real estate is built) (see FIGS. 8 and 9).

[0064] In the evaluation process, the control device 10 can evaluate whether the impact of each piece of effort information is positive (positive impact) or negative (negative impact). The control device 10 can also evaluate the magnitude of the impact (positive impact and negative impact) of each piece of effort information. The evaluation can be performed based on predetermined criteria set for each piece of effort information.

[0065] As shown in Figures 3 to 6, in the evaluation process, the control device 10 can quantitatively or qualitatively evaluate the impact of each piece of effort information. If the control device 10 determines that the impact of the effort information is a more positive change than usual, it can make a qualitative evaluation of "more positive than usual." Furthermore, if the control device 10 determines that there is almost no negative change in the impact of the effort information, it can make an evaluation of "negative = 0."

[0066] In the evaluation process, the control device 10 executes a process of quantifying quantifiable effort information among the plurality of pieces of effort information using a selected evaluation method. As the evaluation method, a method that can convert each piece of effort information into a monetary value is adopted.

[0067] In this embodiment, the control device 10 can perform quantitative evaluation on effort information that can be quantitatively evaluated using an evaluation method selected from a plurality of pre-set evaluation methods (see Figures 3 to 6).

[0068] Figure 7 shows examples of multiple evaluation methods: the utility function method, regional econometric analysis, and carbon pricing. The utility function method evaluates the value of an object using a utility function that represents consumer preferences. Regional econometric analysis analyzes the overall economic impact (including not only direct impacts but also indirect and derivative impacts) of an economic event or policy change. Regional econometric analysis can be performed using, for example, a local government's input-output table. Instead of regional econometric analysis using a local government's input-output table, it is also possible to use econometric analysis, which uses, for example, the input-output table for Japan as published by the Ministry of Internal Affairs and Communications. Carbon pricing is a method that economically considers environmental impacts by setting a price on carbon dioxide emissions. Evaluation methods are not limited to the above examples. During the evaluation process, an evaluation method corresponding to each initiative information is selected from multiple predefined evaluation methods.

[0069] In this embodiment, the utility function method is used to evaluate the information on efforts to address the social issue of "natural disasters" in the "society" category, such as "stockpile warehouses, earthquake-resistant water tanks, and emergency toilets," "power supply available," and "temporary evacuation facilities available." Specifically, as shown in Figure 3, the value of having items such as stockpile warehouses that can ensure a minimum standard of living in the event of a disaster is evaluated.

[0070] Furthermore, the control device 10 evaluates "use of locally produced ingredients," which is information on efforts to address the social issue information for "food," using regional econometric analysis. Specifically, the evaluation is based on a value indicating the self-sufficiency rate of ingredients (the rate at which local ingredients are used).

[0071] The control device 10 also uses carbon pricing to evaluate "ZEB-designed buildings" and "solar power generation installations," which are information on initiatives for social issues related to "energy." Specifically, the control device 10 evaluates the value of carbon dioxide reductions based on the fact that real estate buildings are ZEB-designed and the amount of power generated by solar power generation.

[0072] In addition, as shown in Figure 4, in this embodiment, an evaluation is performed using regional econometric analysis on "Events utilizing hotel conference rooms," which is initiative information for the social issue information of "Culture and Tradition." Specifically, the evaluation is based on the value expected to increase tourists by holding events utilizing hotel conference rooms.

[0073] In this embodiment, regional econometric analysis is used to evaluate "local employment creation" and "attracting local tenants to hotels," which are information on initiatives to address the social issue of "employment." Specifically, the value is evaluated based on the effects of expanding local employment and the improvement in self-sufficiency through collaboration with local stores. Note that the method for evaluating "employment" initiative information is not limited to regional econometric analysis. For example, if the real estate includes a non-profit facility (such as a nursery school) for which regional econometric analysis is not suitable, it is possible to use a method for evaluating "employment" initiative information using the number of employees calculated based on the size of the facility (e.g., the size expected from the floor area, etc.) or the number of employees planned for the facility (the actual number of employees planned).

[0074] Furthermore, as shown in Fig. 5, in this embodiment, an evaluation is performed using regional econometric analysis on "regional industrial contribution (business collaboration)," which is information on efforts to address the social issue information of "sector diversity" in the "economy" category. Specifically, the evaluation is based on the value of improving self-sufficiency through local industrial collaboration.

[0075] The selection of each evaluation and evaluation method in the evaluation process can be performed manually by, for example, a user. Alternatively, the selection of the evaluation and evaluation method can be performed automatically by processing, etc., of the control device 10. In this case, the selection of the evaluation and evaluation method can be performed automatically, for example, by performing a search using a learning model (AI model) that has learned the relationship between effort information and evaluation methods.

[0076] The non-financial value calculation process (step S30) is a process for calculating the non-financial value of the real estate based on the evaluation results (magnitude of positive impact and negative impact) of the evaluation process (see FIG. 2). In the non-financial value calculation process, the control device 10 calculates the non-financial value of the real estate by combining the evaluation results of the "society," "economy," and "environment" categories that have been quantitatively evaluated (converted into monetary terms).

[0077] In addition, in the non-financial value calculation process, the control device 10 calculates a non-financial yield, which is the ratio of the non-financial value of the real estate to the acquisition price of the real estate. Specifically, the control device 10 calculates the non-financial yield by dividing the non-financial value of the real estate by the acquisition price of the real estate.

[0078] The above calculation can be performed manually by a user, for example. Alternatively, the above calculation can be performed automatically by processing of the control device 10. In this case, the calculation may be performed automatically using an AI model, for example.

[0079] The real estate appraisal process (step S40) is a process for appraising real estate using the non-financial yield calculated in the non-financial value calculation process (see FIG. 2). In this embodiment, the real estate appraisal process uses both the financial yield and the non-financial yield to comprehensively appraise the real estate. The financial yield is calculated by dividing the financial value of the real estate by the acquisition price of the real estate. The financial yield can be calculated by the control device 10 based on the input information. As shown in FIG. 8, in the real estate appraisal process, the control device 10 outputs the calculation results of the financial yield and the non-financial yield. The output results can be displayed on the display unit 15.

[0080] Furthermore, as shown in FIGS. 8 and 9, in the real estate evaluation process, the control device 10 outputs the relationship between the impact of the initiative information and the social issues based on the SDGs as a result of the impact evaluation based on the non-financial value of the real estate.

[0081] Specifically, based on the results of the evaluation process, the control device 10 can determine that initiative information determined to have a large impact based on a predetermined standard is "high impact." The control device 10 can also evaluate initiative information determined to have a relatively small impact (e.g., evaluated as "more positive than normal") as "impactful." The control device 10 can also evaluate initiative information that has been determined to have a negative impact (e.g., evaluated as "negative = 0") as "negative confirmation." As shown in FIG. 8, the control device 10 visually displays the relationship between the evaluation results (high impact, impactful, negative confirmation) and the SDGs goals associated with the initiative information that has been evaluated.

[0082] 9 shows a table of the relationship between the information on initiatives evaluated as having a large impact, having an impact, or having a negative confirmation, and the associated SDGs targets. The control device 10 can also output the table shown in FIG. 9 in addition to the output results shown in FIG. 8. The evaluation in the real estate evaluation process may be performed automatically, for example, using an AI model.

[0083] The above describes the processing executed by the real estate appraisal system 1. The real estate appraisal system 1 can reduce the burden of calculating the non-financial value of real estate (value of external economies). In other words, it is possible to efficiently identify items (effort information) for calculating the non-financial value of real estate and select an appraisal method, thereby reducing the burden of calculation.

[0084] Furthermore, the real estate appraisal system 1 can provide a comprehensive appraisal of real estate using both financial and non-financial returns. Furthermore, the output results of the real estate appraisal system 1 can visually show which real estate initiatives have a large impact on solving social problems (social issues based on the SDGs) (see Figures 8 and 9). This makes it easy to see which SDGs goals real estate initiatives are focusing on.

[0085] As described above, the real estate appraisal system 1 according to one embodiment of the present invention: A real estate appraisal system 1 (non-financial value calculation system) capable of calculating the non-financial value of real estate, an information setting unit (control device 10) for setting initiative information indicating initiatives related to the non-financial value of the real estate (step S10); an evaluation unit (control device 10) that evaluates the effort information set by the information setting unit based on a predetermined evaluation method (step S20); a non-financial value calculation unit (control device 10) that calculates a non-financial value of the real estate based on the evaluation result of the evaluation unit (step S30); It is equipped with the following.

[0086] With this configuration, it is possible to suitably calculate the non-financial value of real estate, that is, it is possible to evaluate efforts related to the non-financial value of real estate and calculate the non-financial value of real estate based on the evaluation results.

[0087] In addition, the information setting unit (control device 10) The system is configured to be able to set social issues related to the non-financial value of the real estate, The initiatives related to the non-financial value of the real estate are as follows: This includes efforts that can solve the above social issues.

[0088] This configuration makes it possible to calculate non-financial value based on efforts that can solve social issues.

[0089] In addition, the information setting unit (control device 10) The system is configured so that the social issues can be set for each category (economy, society, and environment) related to the non-financial value of the real estate.

[0090] With this configuration, it is possible to calculate non-financial value based on efforts that can solve social issues set for each category (economy, society, and environment) related to the non-financial value of real estate.

[0091] In addition, the category related to the non-financial value of the real estate includes: It includes at least one of the following: economy, society, and environment.

[0092] This configuration allows the non-financial value of real estate to be calculated in at least one of the following categories: economic, social, and environmental.

[0093] In addition, the evaluation unit (control device 10) The evaluation method corresponding to the effort information is selected from among a plurality of preset evaluation methods, and the effort information is evaluated based on the selected evaluation method.

[0094] This configuration automatically selects the valuation method that corresponds to the effort information, thereby reducing the burden of calculating the non-financial value of real estate. Also, by adopting a configuration that selects the valuation method from a preset number of valuation methods, it is possible to prevent the process of evaluating the effort information from becoming complicated.

[0095] In addition, the evaluation unit (control device 10) The evaluation method corresponding to the effort information is selected using a learning model generated by learning the relationship between the effort information and the plurality of evaluation methods.

[0096] With this configuration, it is possible to use the learning model to select an evaluation method that corresponds to the effort information.

[0097] In addition, the non-financial value calculation unit (control device 10) The relationship between the non-financial value of the real estate and the social issues can be output.

[0098] This structure makes it possible to show the relationship between the non-financial value of real estate and social issues.

[0099] In addition, the above social issues include: It includes issues based on the SDGs.

[0100] This structure makes it possible to calculate non-financial value based on real estate initiatives that can solve social issues based on the SDGs.

[0101] The evaluation method is as follows: This is an impact assessment method for evaluating the impact that real estate has on society.

[0102] This structure makes it possible to present the results of impact assessments of real estate initiatives.

[0103] In addition, a real estate appraisal system according to an embodiment of the present invention includes: A non-financial value calculation system of the present invention; a non-financial yield calculation unit (control device 10) that calculates a non-financial yield, which is the ratio between the non-financial value calculated by the non-financial value calculation unit of the non-financial value calculation system and the price (acquisition price) of the real estate; A real estate evaluation unit (control device 10) capable of evaluating the real estate using the non-financial yield (step S40); It is equipped with the following.

[0104] This configuration can reduce the burden of evaluating the value of real estate using non-financial yields.

[0105] In addition, Real Estate Valuation System 1 is a financial yield calculation unit that calculates a financial yield, which is the ratio between the financial value of the real estate and the price (acquisition price) of the real estate; The real estate appraisal department The non-financial yield and the financial yield can be used to evaluate the real estate.

[0106] With this configuration, it is possible to evaluate the value of real estate using both non-financial yield and financial yield, thereby making it possible to evaluate the comprehensive value of real estate.

[0107] Furthermore, a non-financial value calculation method according to one embodiment of the present invention includes: A non-financial value calculation method capable of calculating the non-financial value of real estate, An information setting step of setting initiative information indicating initiatives related to the non-financial value of the real estate (step S10); an evaluation step (step S20) of evaluating the effort information set in the information setting step based on a predetermined evaluation method; A non-financial value calculation step (step S30) of calculating the non-financial value of the real estate based on the evaluation result of the evaluation step; It is equipped with the following.

[0108] With this configuration, the non-financial value of real estate can be calculated in an appropriate manner.

[0109] The control device 10 according to this embodiment is one form of an information setting unit, an evaluation unit, a non-financial value calculation unit, a non-financial yield calculation unit, a real estate evaluation unit, and a financial yield calculation unit.

[0110] Although the embodiments of the present invention have been described above, the present invention is not limited to the above configurations and various modifications are possible within the scope of the invention as defined in the claims. Furthermore, the specific numerical values ​​exemplified in the above description are merely examples and can be modified as desired.

[0111] For example, in this embodiment, an example is shown in which social issue information is set based on the guidance established by UNEP-FI and the SDGs, but the present invention is not limited to such a configuration, and information on various social issues can be adopted as social issue information.

[0112] Furthermore, in the system according to this embodiment (real estate appraisal system 1), an example has been shown in which real estate appraisal (real estate appraisal process (step S40)) is performed, but the system is not limited to this configuration. For example, a configuration may be adopted in which the system also performs calculation of the non-financial value of real estate (non-financial value calculation process (step S30)).

[0113] In addition, in the present embodiment, the control device 10 is a control device such as a personal computer or a server, but is not limited to such a configuration. For example, the control device 10 may be a terminal such as a tablet or a smartphone. [Explanation of symbols]

[0114] 1. Real Estate Valuation System 10 Control device

Claims

1. A non-financial value calculation system capable of calculating the non-financial value of real estate, an information setting unit for setting initiative information indicating initiatives related to the non-financial value of the real estate; an evaluation unit that evaluates the effort information set by the information setting unit based on a predetermined evaluation method; a non-financial value calculation unit that calculates a non-financial value of the real estate based on the evaluation result of the evaluation unit; Equipped with Non-financial value calculation system.

2. The information setting unit The system is configured to be able to set social issues related to the non-financial value of the real estate, The initiatives related to the non-financial value of the real estate are as follows: Including efforts that can solve the above social issues, The non-financial value calculation system according to claim 1 .

3. The information setting unit The social issues can be set for each category related to the non-financial value of the real estate. The non-financial value calculation system according to claim 2 .

4. The non-financial value category of the property includes: including at least one of the economic, social and environmental The non-financial value calculation system according to claim 3 .

5. The evaluation unit selecting an evaluation method corresponding to the effort information from among a plurality of preset evaluation methods, and evaluating the effort information based on the selected evaluation method; The non-financial value calculation system according to claim 1 .

6. The evaluation unit selecting the evaluation method corresponding to the effort information using a learning model generated by learning the relationship between the effort information and the plurality of evaluation methods; The non-financial value calculation system according to claim 1 .

7. The non-financial value calculation unit The relationship between the non-financial value of the real estate and the social issues can be output. The non-financial value calculation system according to claim 2 .

8. The social issues include: It includes issues based on the SDGs, The non-financial value calculation system according to claim 2 .

9. The evaluation method is An impact assessment method for evaluating the impact that real estate has on society. The non-financial value calculation system according to claim 1 .

10. A non-financial value calculation system according to any one of claims 1 to 9; a non-financial yield calculation unit that calculates a non-financial yield, which is the ratio between the non-financial value calculated by the non-financial value calculation unit of the non-financial value calculation system and the price of the real estate; a real estate evaluation unit capable of evaluating the real estate using the non-financial yield; Equipped with Real estate appraisal system.

11. a financial yield calculation unit that calculates a financial yield, which is a ratio between the financial value of the real estate and the price of the real estate; The real estate appraisal department The non-financial yield and the financial yield can be used to evaluate the real estate. The real estate valuation system according to claim 10.

12. A non-financial value calculation method capable of calculating the non-financial value of real estate, an information setting step of setting initiative information indicating initiatives related to the non-financial value of the real estate; an evaluation step of evaluating the effort information set in the information setting step based on a predetermined evaluation method; a non-financial value calculation step of calculating a non-financial value of the real estate based on the evaluation result of the evaluation step; Equipped with Non-financial value calculation methods.

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