Real estate purchase determination system and program

Abstract

To early answer an assessment request when receiving the assessment request of real estate purchase.SOLUTION: The real estate purchase determination system includes a criterion storage unit (32) that stores a criterion for determining whether to purchase a real estate for each assessment requirement, a requirement extraction unit (33) that extracts a requirement of a real estate requested for assessment, a determination unit (34) that determines, for each assessment requirement, whether the requirement extracted by the extraction unit satisfies the criterion for the assessment requirement stored in the criterion storage unit (32), and a determination unit (35) that determines whether the real estate is purchasable based on the determination by the determination unit (34).SELECTED DRAWING: Figure 3

Description

[Technical Field]

[0001] The present invention relates to a real estate purchase judgment system and program. [Background technology]

[0002] As awareness of environmental issues and the need for efficient resource utilization grows, the trend of placing too much emphasis on new real estate construction is being reassessed, and the market for used housing, including used condominiums, is becoming more active. For example, Patent Document 1 describes a real estate purchasing system that is connected to a network and supports the purchase of real estate, and that includes a network communication means that is connected to the network and sends and receives real estate information and user information, a property registration means that registers real estate property information received by the network communication means, and a property provision means that prepares property provision information to be provided on the network from the property information registered by the property registration means, and the network communication means discloses the property provision information prepared by the property provision means via the network. [Prior art documents] [Patent documents]

[0003] [Patent Document 1] Japanese Patent Application Laid-Open No. 2002-024596 Summary of the Invention [Problem to be solved by the invention]

[0004] In recent years, in addition to private transactions in which used properties are bought and sold through intermediaries, there has also been a buy-and-resale business in which intermediaries purchase used properties, remodel and renovate them to increase their asset value, and then resell them at a price lower than that of new properties. In this buy-and-resale business, just like the traditional intermediary business, it is important to purchase large quantities of used properties in order to maintain business continuity. Owners of used properties who are considering selling generally contact real estate agents (whether real estate agents or buyers and resellers) that they have learned about through flyers, direct mail, TV commercials, billboards in town, etc., and express their intention to sell. When a real estate agent receives a request for an appraisal of a property, they make a decision, including whether or not to handle the property. For example, if the property is available for purchase, they will determine the appraisal price, taking into account various expenses, and making such a decision quickly is desirable in order to proceed with subsequent negotiations.

[0005] The object of the present invention is to solve such problems, and specifically, to make it possible to respond to appraisal requests for real estate purchases more quickly than if the present invention were not applied. [Means for solving the problem]

[0006] With this objective in mind, the present invention provides a real estate purchase appraisal system that includes a memory unit that determines and stores criteria for whether or not to purchase real estate for each appraisal requirement, an extraction unit that extracts requirements possessed by real estate for which an appraisal has been requested, a judgment unit that judges for each appraisal requirement whether or not the requirements extracted by the extraction unit satisfy the criteria for the appraisal requirement stored in the memory unit, and a judgment unit that determines whether or not the real estate can be purchased based on the judgment by the judgment unit. Here, the criteria can be set based on past real estate sales cases. At least a portion of the criteria can be set by correcting the past real estate sales cases based on sales trends. The criteria can include criteria that must be met or not met for a property to be determined as purchasable. The results of the determination by the determination unit can be displayed together with numerical values ​​related to the results. Another invention that achieves the above-mentioned object is a program that causes an information processing device to execute a memory function that defines and stores criteria for whether or not to purchase real estate for each appraisal requirement, an extraction function that extracts the requirements possessed by real estate for which an appraisal has been requested, a judgment function that judges for each appraisal requirement whether or not the requirements extracted by the extraction function meet the criteria for the appraisal requirement stored in the memory function, and a judgment function that determines whether or not the real estate can be purchased based on the judgment made by the judgment function. [Effects of the Invention]

[0007] According to the present invention, when a request for appraisal of real estate purchase is received, it is possible to quickly respond to the request. [Brief explanation of the drawings]

[0008] [Figure 1] 1 is a diagram illustrating an example of the overall configuration of a real estate purchase determination system according to an embodiment of the present invention. [Figure 2] FIG. 2 is a diagram illustrating an example of the hardware configuration of a terminal and a real estate purchase determination device. [Figure 3] FIG. 2 is a diagram illustrating an example of a functional configuration of a real estate purchase determination device. [Figure 4] 10 is a flowchart showing processing by statistical analysis in the real estate purchase evaluation system. [Figure 5] FIG. 1 is a diagram illustrating a machine learning model in a real estate purchase determination system. [Figure 6] 10A to 10D are diagrams showing screen displays on a trading company's terminal, with (a) to (d) showing various display examples. DETAILED DESCRIPTION OF THE INVENTION

[0009] Hereinafter, embodiments of the present invention will be described in detail with reference to the accompanying drawings. FIG. 1 is a diagram showing an example of the overall configuration of a real estate purchase appraisal system 1 according to this embodiment. The real estate purchase judgment system 1 according to this embodiment is a system that judges whether a real estate can be purchased when a real estate dealer receives a request for appraisal of the real estate. The dealer who receives the appraisal request can start negotiations with the client early based on the acquired appraisal amount information.

[0010] The real estate purchase appraisal system 1 includes a terminal 10, a terminal 20, and a real estate purchase appraisal device 30. The terminal 10 and the real estate purchase appraisal device 30, and the terminal 20 and the real estate purchase appraisal device 30 are connected via a network 40.

[0011] The terminal 10 is a device of an owner of real estate, and is a terminal of a person who requests an appraisal of the purchase of real estate from a business operator. Terminal 20 is a device of a trader who conducts real estate transactions, such as real estate purchase transactions and real estate brokerage transactions. In addition to cases where the trader uses terminal 20 to accept a real estate appraisal request from terminal 10 via network 40, the trader may also use terminal 20 to accept a real estate appraisal request made by visiting the store or calling the trader.

[0012] The real estate purchase appraisal device 30 of the real estate purchase appraisal system 1 acquires information indicating criteria for whether or not to purchase real estate. The real estate purchase appraisal device 30 defines and stores information indicating criteria for each appraisal requirement. The real estate purchase appraisal device 30 extracts requirements possessed by real estate for which an appraisal request has been received, and determines whether or not the extracted requirements meet the criteria for each appraisal requirement. The real estate purchase appraisal device 30 determines whether or not the real estate is available for purchase based on its judgment.

[0013] The real estate purchase determination device 30 is realized by, for example, an information processing device such as a computer. The real estate purchase determination device 30 may be configured by a single computer, or may be realized by distributed processing using multiple computers.

[0014] As described above, the terminal 10 is a device of the owner of the real estate, and is realized by, for example, a PC (Personal Computer) or the like. As described above, the terminal 20 is a device of a real estate transaction dealer, and is realized by, for example, a PC, etc. Transaction dealers include real estate purchasing agents and real estate brokers. In this embodiment, the terminal 10, the terminal 20, and the real estate purchase determination device 30 are the same device, but the present invention is not limited to this, and a configuration example in which they are different devices may also be adopted.

[0015] Furthermore, the type of network 40 used to connect the terminal 10 and the real estate purchase appraisal device 30, and the terminal 20 and the real estate purchase appraisal device 30, is not particularly limited as long as it is capable of transmitting and receiving data. The network 40 may be, for example, the Internet, a LAN (Local Area Network), a WAN (Wide Area Network), etc. The communication line used for data communication may be wired or wireless. Furthermore, the configuration for connecting each device may be via multiple networks 40 or communication lines.

[0016] <Hardware configuration example> FIG. 2 is a diagram showing an example of the hardware configuration of the terminals 10 and 20 and the real estate purchase determination device 30. As shown in FIG. 2, each of the property owner's terminal 10, the trader's terminal 20, and the property purchase appraisal device 30 includes a central processing unit (CPU) 100a as a calculation means and a memory 100c as a main storage means. Each device also includes external devices such as a hard disk drive (HDD) 100g, a network interface 100f, a display mechanism 100d, an audio mechanism 100h, and input devices 100i such as a keyboard and a mouse.

[0017] The memory 100c and the display mechanism 100d are connected to the CPU 100a via the system controller 100b. The network interface 100f, the magnetic disk drive 100g, the audio mechanism 100h, and the input device 100i are connected to the system controller 100b via the I / O controller 100e. Each component is connected by various buses such as a system bus and an input / output bus.

[0018] The magnetic disk device 100g stores programs for implementing various functions. These programs are loaded into the memory 100c, and the CPU 100a executes processes based on these programs, thereby implementing various functions.

[0019] <Functional configuration of the real estate purchase determination device 30> Next, the functional configuration of the real estate purchase determination device 30 will be described. FIG. 3 is a diagram illustrating an example of the functional configuration of the real estate purchase determination device 30. As shown in FIG. The real estate purchase determination device 30 includes a transmitting / receiving unit 31, a criteria storage unit 32, a requirement extraction unit 33, a determination unit 34, a judgment unit 35, and an output unit 36.

[0020] The transmitting / receiving unit 31 is a network interface for connecting to the property owner's terminal 10 and the trader's terminal 20 via the network 40 (see FIG. 1). This allows the property purchase appraisal device 30 to exchange data with the terminals 10 and 20.

[0021] When the criteria storage unit 32 acquires information indicating criteria for whether or not to purchase real estate, the criteria storage unit 32 determines and stores the acquired information indicating criteria for each appraisal requirement. The information indicating the criteria for whether or not to purchase real estate may be based on past real estate sales cases, or it may be based on past real estate sales cases that have been adjusted based on recent sales trends. For example, if recent sales trends indicate that some of the criteria for whether or not to purchase real estate, such as the criteria for exclusive area, no longer match the actual situation, it may be possible to use an adjusted version of the criteria for exclusive area. This can increase the reliability of the criteria for whether or not to purchase real estate.

[0022] To explain further, for example, data on purchased real estate is used, and the real estate purchase price is combined with the location, size, layout, and other requirements of the real estate to create a past real estate purchase example. The past real estate transaction cases referred to here may be acquired from the terminals 10 and 20, or may be acquired from a terminal other than the terminals 10 and 20 via the network 40 (see Figure 1). Additionally, the past real estate transaction cases may be input into the trader's terminal 20 using a keyboard or a recording medium such as a CD-ROM. The reference storage unit 32 is an example of a storage unit.

[0023] In addition to storing criteria for whether or not to purchase real estate sent from the property owner's terminal 10 (see Figure 1), the criteria memory unit 32 may also derive criteria for whether or not to purchase real estate from past real estate sales cases and store those criteria itself. The real estate referred to here is a residential property, including condominiums and other apartment complexes as residential buildings, as well as detached houses. In the case of condominiums, it is the individual rooms sold.

[0024] The criteria for whether or not to purchase real estate here are information about specific factors other than legal regulations, such as properties with sales risks or low liquidity, etc. Examples include properties with an exclusive floor area of ​​30 square meters or less, apartments with fixed-term leasehold rights, and apartments with retaining walls. In addition, properties with sales risks or low liquidity are those with a layout with many rooms or a very large floor area (for example, 100m²). 2 The above can be cited as examples.

[0025] The criteria for the above-mentioned case of a fixed-term leasehold apartment, etc., are specific criteria that, if met, will not or will not be deemed a property that can be purchased. Note that, if such specific criteria are, for example, "a property that is not a fixed-term leasehold apartment," they are criteria that, if not met, will not or will not be deemed a property that can be purchased. In this way, the specific criteria are the criteria that must be met before a property can be determined to be purchasable. In addition, criteria other than the specific criteria are also considered when determining whether a property is purchasable.

[0026] Additionally, information indicating the criteria for purchasing real estate may include location conditions, etc. For example, an apartment building located far from the nearest train station or bus stop may be included. Other examples include areas with poorer public safety than other areas, or areas prone to flooding or landslides.

[0027] Additionally, the age of the property could be included as information to indicate whether or not to purchase the property. For example, this could be in the case of older properties that have been in existence for a long time (e.g., over 50 years old) or newer properties (e.g., 2 years old). In a business model where used condominiums are renovated to increase their asset value before being resold, there are concerns that the renovation costs will be high for older properties. Furthermore, there is a concern that newer properties do not fit the business model, as there is no need to renovate them.

[0028] Additionally, information that indicates the criteria for whether or not to purchase a property may include properties that have undergone significant changes to the floor plan, such as a change in the number of rooms due to renovations. For example, a property may have a 1LDK while other rooms in the same apartment are 3LDK. Since the appropriate floor plan is expected depending on the number of residents, properties with fewer or more rooms are considered to have lower liquidity.

[0029] Furthermore, the information indicating the criteria for whether or not to purchase real estate may include the results of analyzing real estate information based on past real estate sales cases, such as when the sales period took a long time or when the sale was concluded after the selling price was lowered midway. Furthermore, the information indicating the criteria for whether or not to purchase real estate may include when there were or were no buyers who showed interest after the sale began. Furthermore, if there were buyers, the results of analyzing real estate information may include when the number of buyers was large or small. The real estate information referred to here refers to information about real estate that has actually been put up for sale, and may include not only cases where the property has actually been sold, but also cases where it has not been sold. The real estate information may include, for example, information such as the location, age of the property, asking price, floor area, and layout.

[0030] The appraisal requirements here refer to the elements used in evaluating real estate when buying and selling it. It is also possible to include elements related to sales, such as the sales period and sales price, in the appraisal requirements here.

[0031] The requirements for real estate include, for example, at least one of the following: exclusive area or floor area (size), layout, facilities in the exclusive area (ancillary facilities), age or construction date (age), location area, nearest station, distance to the nearest station or travel time to the nearest station, purchase price, etc. The requirements for real estate may also include a construction history of any renovation work that has been done.

[0032] The floor plan information referred to here may include information indicating whether the room is a Western-style room with a wooden floor or a Japanese-style room with tatami mats. The equipment in the private area referred to here may include the presence or absence of hot water supply equipment, floor heating equipment, bathroom drying equipment, and other equipment. The equipment in the private area referred to here may also include information indicating the degree of deterioration over time for equipment that is replaced due to aging, such as a bathtub in the bathroom, a vanity in the washroom, a system kitchen in the kitchen, or a seated toilet. A system kitchen referred to here refers to built-in equipment including a sink, counter, and stove. The bathroom equipment referred to here may also be a system bathroom that includes a bathtub.

[0033] The requirement extraction unit 33 extracts requirements of the real estate for which an appraisal request has been received (hereinafter referred to as the target real estate). The requirements of the real estate here include at least a part of the real estate information described above, such as the exclusive area, layout, and age of the building. The information on the target real estate referred to here is acquired by the transmitting / receiving unit 31 and transmitted from the terminal 20 of the trading company via the network 40 (see FIG. 1).

[0034] The requirements extraction unit 33 extracts requirements based on information about the target real estate, such as the exclusive area, floor plan, and age of the building. In other words, requirements are extracted from the acquired information rather than looking at the actual property. This reduces the burden of the appraisal work compared to when the agent actually looks at the property before making an estimate, and makes it possible to perform the work automatically. Furthermore, for the resident of the requested real estate, it is not necessary to show the agent around the room, making it easier to request an appraisal. The requirement extraction unit 33 is an example of an extraction unit.

[0035] The judgment unit 34 judges whether or not the criteria for the assessment requirements stored in the criteria storage unit 32 are met for each of the requirements extracted by the requirement extraction unit 33 . In more detail, the subject property may meet all of the assessment criteria, or it may meet only some of them. In other words, there may be cases where some assessment criteria are met and others are not. For example, there may be cases where the subject property meets the criteria for exclusive use area but not for floor plan.

[0036] The determination unit 35 determines whether the target real estate is a purchasable property based on the determination by the judgment unit 34. In this determination, if the criteria for all of the appraisal requirements are met, the property is determined to be a purchasable property. In addition, if the criteria for some of the appraisal requirements are met but the criteria for others are not met, a predetermined method is used to determine whether the property is a purchasable property.

[0037] An example of the predetermined method referred to here is a method in which the percentage of appraisal requirements that meet the criteria exceeds a threshold, for example, 70%. Another example of the predetermined method referred to here is a method in which a score is assigned to each appraisal requirement, and the total score of the appraisal requirements that meet the criteria exceeds a threshold. By assigning different scores to each appraisal requirement, it is possible to weight the appraisal requirements. For example, it is possible to assign higher scores to the exclusive area and lower scores to the age of the building. This makes it possible to make a judgment based on prioritization.

[0038] Another possible pre-determined method is to set appraisal requirements that must be met in order for a property to be deemed purchasable. In other words, these are necessary appraisal requirements that must be met in order for the property to be deemed purchasable. For example, properties with an exclusive floor area of ​​30 square meters or less, or apartments with fixed-term leasehold rights, etc.

[0039] The output unit 36 ​​outputs the assessment result of the target real estate by the assessment unit 35 (see FIG. 3). The assessment result of the target real estate is transmitted by the transaction company via the network 40 to the terminal 10 (see FIG. 1) of the property owner who requested the appraisal. The evaluation results for the target real estate are sent by the transmitter / receiver 31 via the network 40 (see FIG. 1) to the trading company's terminal 20 (see the same figure). The terminal 20 displays the evaluation results on its screen. The evaluation results may indicate whether the target real estate is available for purchase, or may include a numerical display indicating the degree of risk. This allows the trading company to make the final decision. It is also possible to include a display showing which assessment requirements have been met and which have not.

[0040] In this embodiment, the transaction company's terminal 20 transmits the information on the target real estate transmitted from the property owner's terminal 10 to the property purchase assessment device 30. The transaction company's terminal 20 then transmits the result of whether the target real estate is purchasable or not, received from the property purchase assessment device 30, to the property owner's terminal 10, but the present invention is not limited to this. For example, one possible mode is to transmit information about the target real estate from the property owner's terminal 10 to the property purchase assessment device 30. In such a mode, the result of whether the target real estate is purchasable or not from the property purchase assessment device 30 may be transmitted to the trading agent's terminal 20, or to the property owner's terminal 10. In the former case, the trading agent can conduct sales activities to the owner in order to purchase the target real estate. In the latter case, the trading agent can respond to inquiries from owners of target real estate that were purchasable, thereby improving the efficiency of their sales activities.

[0041] Next, a description will be given of processing examples of the real estate purchase determination system 1. Specifically, a description will be given of a case where processing is performed by statistical analysis and a case where processing is performed by machine learning.

[0042] <When processing by statistical analysis> Fig. 4 is a flowchart showing processing by statistical analysis in the real estate purchase appraisal system 1. When performing this processing, the criteria storage unit 32 (see Fig. 3) stores criteria for whether or not to purchase real estate for each appraisal requirement.

[0043] In the processing example shown in FIG. 4, when information on a target real estate for which an appraisal has been requested is acquired (step 101), the requirements extraction unit 33 (see FIG. 3) extracts requirements contained in the information on the target real estate (step 102).

[0044] Then, the judgment unit 34 (see FIG. 3) judges whether or not the requirements extracted by the requirement extraction unit 33 (see FIG. 3) satisfy the criteria for the assessment requirements stored in the criteria storage unit 32 (see FIG. 3) (step 103). This judgment is made for each assessment requirement.

[0045] The determination unit 35 (see FIG. 3) determines whether the property is available for purchase (purchase possibility) based on the determination by the judgment unit 34 (see the same figure) (step 104). Such purchase possibility determination is made when the business operator is conducting a real estate purchase transaction, but when the business operator is conducting a real estate brokerage transaction, it determines whether the property can be brokered.

[0046] The predicted purchase possibility of the target real estate is output by the output unit 36 ​​(see FIG. 3) (step 105). The purchase possibility is notified to the transaction company by the terminal 20. If the details of the purchase possibility are notified together with the purchase possibility, it becomes easier for the transaction company to decide whether or not to purchase the property.

[0047] <When processing using machine learning> 5 is a diagram illustrating the machine learning model 50 in the real estate purchase appraisal system 1. The machine learning model 50 is generated by the criteria storage unit 32, the requirement extraction unit 33, the judgment unit 34, and the determination unit 35 (see FIG. 3). The machine learning model 50 shown in Figure 5 is constructed by machine learning past examples of real estate transactions and information on the target real estate as training data to construct a model for obtaining a real estate purchase decision. The model for obtaining a real estate purchase decision is constructed by combining already stored stock information with new real estate information.

[0048] In the machine learning model 50, input data includes real estate transaction examples 5a and information 5b on the target real estate, which are input to an input layer 51. The real estate transaction case 5a and the information 5b of the target real estate are used as training data. The real estate transaction example 5a and the information 5b on the target real estate are information acquired by the transmitting and receiving unit 31 (see FIG. 3).

[0049] In the intermediate layer 52, the real estate transaction examples 5a and the information 5b on the target real estate are combined and correlated with each other through calculation processing. In the intermediate layer 52, machine learning is performed using some of the real estate transaction examples 5a input to the input layer 51, and verification is performed using the residual information from the past, and weighting adjustment is performed.

[0050] The output layer 53 outputs an output solution that predicts whether the target property can be purchased. The target property is a property that will be sold or brokered if purchased, and it is also possible that the purchased target property will be renovated and then sold. The business operator who receives the appraisal request can obtain information regarding the predicted purchase possibility. The output layer 53 may output the determination result as to whether the target real estate is available for purchase along with the output solution.

[0051] In this way, the processing of the real estate purchase assessment system 1 shown in Figure 4 or Figure 5 above predicts whether the target real estate can be purchased, making it possible to respond to the appraisal request quickly when a request for appraisal of real estate purchase is received.

[0052] FIG. 6 shows the display on the screen 21 of the trader's terminal 20, with (a) to (d) showing various display examples. In the display example shown in FIG. 6(a), a positive determination result 21a is displayed on the screen 21 of the terminal 20, stating "The property for which you have requested an appraisal can be purchased." In the example display shown in FIG. 2(b), a negative determination result 21b is displayed on the screen 21, stating "The property for which you have requested an appraisal is not available for purchase." Based on such a positive determination result 21a or negative determination result 21b, it can be quickly determined whether or not it is OK to purchase the real estate for which an appraisal request has been made.

[0053] In the example display shown in Figure 6(c), the screen 21 includes a positive judgment result 21a as well as a numerical display 21c indicating the risk level, such as "Risk Level 20%." The risk level is a numerical display related to the positive judgment result 21a. This allows the trader to confirm the risk level before making a final decision on whether to purchase the product.

[0054] In the example display shown in Figure 6(d), in addition to the negative judgment result 21b, the screen 21 also includes a display 21d indicating that the appraisal requirements are not met, such as "This is an apartment building with a fixed-term leasehold right." This makes it possible to confirm the reasons for not purchasing the property before making a final decision not to purchase it. Note that Figure 6(d) includes a display 21d indicating assessment requirements that do not meet the standards, but this is not limited to this, and it is possible that the display may also include a display (not shown) indicating assessment requirements that meet the standards.

[0055] It is also possible to include a display of the assessment requirements that meet the criteria and the assessment requirements that do not meet the criteria in Figure 6(c) described above.

[0056] Although the embodiments of the present invention have been described above, the technical scope of the present invention is not limited to the scope described in the above embodiments. It is clear from the claims that various modifications and improvements to the above embodiments are also included in the technical scope of the present invention. [Explanation of symbols]

[0057] 1... Real estate purchase judgment system, 30... Real estate purchase judgment device, 32... Criteria storage unit, 33... Requirement extraction unit, 34... Judgment unit, 35... Judgment unit, 36... Output unit

Claims

1. a storage unit that determines and stores criteria for whether or not to purchase real estate for each appraisal requirement; an extraction unit that extracts requirements of real estate for which an appraisal request has been received; a determination unit that determines whether or not the criteria for the assessment requirements stored in the storage unit are met for each of the requirements extracted by the extraction unit; and a determination unit that determines whether the property is available for purchase based on the determination by the determination unit; A real estate purchase evaluation system with this function.

2. The above criteria are set based on past real estate transactions. The real estate purchase judgment system according to claim 1.

3. At least a part of the criteria is set by correcting the past real estate transactions based on the sales trends. The real estate purchase judgment system according to claim 2.

4. The above criteria include criteria that must be met or not met for the property to be deemed purchasable. The real estate purchase judgment system according to claim 1.

5. The result of the determination by the determination unit is displayed together with a numerical value relating to the result. The real estate purchase judgment system according to claim 1.

6. In the information processing device, A memory function that determines and memorizes criteria for whether or not to purchase real estate for each appraisal requirement, and An extraction function that extracts the requirements of the property requested for appraisal, a judgment function for judging whether or not the criteria for the assessment requirements stored in the storage function are met for each of the requirements extracted by the extraction function; and A judgment function that judges whether or not the property is available for purchase based on the judgment by the judgment function; A program that executes the following.

Images