Real estate purchase price acquisition system, real estate purchase price acquisition device, and real estate purchase price model generation method

Abstract

To early answer an assessment request when receiving the assessment request of real estate purchase.SOLUTION: A buying / selling case storage unit 32 that stores past real estate buying / selling cases according to real estate requirements, a renovation case storage unit 33 that stores past renovation cost cases according to real estate renovation target requirements, an extraction unit 34 that extracts repurchase requirements and renovation requirements of a target real estate to be repurchased, and repurchase price acquisition means 35 that acquires a repurchase price of the target real estate from a basic buying / selling price of the target real estate obtained from the real estate buying / selling cases using the repurchase requirements of the target real estate and a renovation cost of the target real estate obtained from the renovation cost cases using the renovation requirements of the target real estate; The purchase price acquisition system 30 for real estate includes: SELECTED DRAWING: Figure 3

Description

[Technical Field]

[0001] The present invention relates to a real estate purchase price acquisition system, a real estate purchase price acquisition device, and a real estate purchase price model generation method. [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 price acquisition system that includes a sales case memory unit that stores past examples of real estate sales in accordance with the requirements of the real estate, a renovation case memory unit that stores past examples of renovation costs in accordance with the requirements of the real estate to be renovated, an extraction unit that extracts the purchase requirements and renovation requirements of the target real estate to be purchased, and a purchase price acquisition means that obtains the purchase price of the target real estate from the basic purchase price of the target real estate obtained from the real estate sales case using the purchase requirements of the target real estate, and the renovation costs of the target real estate obtained from the renovation cost examples using the renovation requirements of the target real estate. Here, the renovation requirements of the target real estate may include finishing and equipment. The extraction of the renovation requirements by the extraction unit may be performed according to the purchase requirements of the target real estate. The renovation costs of the target real estate may be determined based on standard specifications corresponding to the target real estate. The purchase price acquisition means may obtain the purchase price of the target real estate if the target real estate is available for sale. Another invention that achieves the above object is a real estate purchase price acquisition device that includes a processor that stores past examples of real estate sales and purchases that correspond to the requirements of the real estate, stores past examples of renovation costs that correspond to the requirements of the real estate to be renovated, extracts the purchase requirements and renovation requirements of the target real estate to be purchased, and obtains the purchase price of the target real estate from the basic purchase price of the target real estate obtained from the real estate sales and purchase examples using the purchase requirements of the target real estate, and the renovation costs of the target real estate obtained from the renovation cost examples using the renovation requirements of the target real estate. Another invention that achieves the above-mentioned object is a method for generating a real estate purchase price model, which obtains examples of past real estate sales and purchases that correspond to the requirements of the real estate and examples of past renovation costs that correspond to the requirements of the real estate to be renovated, and obtains the purchase price of the target real estate from the basic purchase price of the target real estate obtained from the real estate sales and purchase examples using the purchase requirements of the target real estate to be purchased, and the renovation costs of the target real estate obtained from the renovation cost examples using the renovation requirements of the target real estate. [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 price acquisition 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 purchase price acquisition device. [Figure 3] FIG. 2 is a diagram illustrating an example of a functional configuration of a purchase price acquisition device. [Figure 4] 10 is a flowchart showing processing by statistical analysis in the real estate purchase price acquisition system. [Figure 5] FIG. 1 is a diagram illustrating a machine learning model in a real estate purchase price acquisition system. [Figure 6] 1 is a table illustrating an example of calculating renovation costs, where (a) shows one example and (b) shows another example. 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 price acquisition system 1 according to this embodiment. The real estate purchase price acquisition system 1 according to this embodiment is a system that acquires information on the appraisal amount, including various expenses, as the purchase price when a real estate dealer receives a request for appraisal of real estate. The dealer who receives the appraisal request can use the acquired information on the appraisal amount to start negotiations with the client at an early stage.

[0010] The real estate purchase price acquisition system 1 includes a terminal 10, a terminal 20, and a purchase price acquisition device 30. The terminal 10 and the purchase price acquisition device 30, and the terminal 20 and the purchase price acquisition 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 purchase price acquisition device 30 of the real estate purchase price acquisition system 1 acquires information about the sale and purchase of used homes such as used condominiums, and information about renovation work carried out on the used homes. More specifically, the purchase price acquisition device 30 stores, for each property, information about the sale and purchase and information about the renovation work in association with each other. The term "renovation work" as used here refers to repairs that restore a used home to a condition equivalent to or close to that of when it was first built. Note that if the layout of the home is changed after construction, work to restore the home while maintaining the changed condition is also included in the term "renovation work." Furthermore, the term "renovation work" as used here refers to work that is carried out by the buyer or a real estate agent, rather than by the seller of the used home that is the subject of the sale.

[0013] It is also possible to acquire information on residential properties, including not only used homes but also newly built homes, in advance. More specifically, the property information may be acquired from a database of housing information or the like, or purchased real estate data may be used. When information on sales or renovation work is acquired, a process is performed to associate the information with the previously acquired property information.

[0014] Residential properties include apartment complexes and other residential buildings, as well as detached houses. In the case of condominiums, they are individual rooms. Residential properties also include new and used condominiums, which are newly built condominiums for which a sales contract has not been concluded even after a predetermined number of years have passed since construction.

[0015] The purchase price acquisition device 30 is realized by, for example, an information processing device such as a computer. The purchase price acquisition device 30 may be configured by a single computer, or may be realized by distributed processing using multiple computers.

[0016] 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 purchase price acquisition device 30 are the same device, but the present invention is not limited to this, and a configuration example in which the terminals 10, 20, and the purchase price acquisition device 30 are different devices may also be adopted.

[0017] Furthermore, the type of network 40 used to connect the terminal 10 and the purchase price acquisition device 30 and to connect the terminal 20 and the purchase price acquisition 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.

[0018] <Hardware configuration example> FIG. 2 is a diagram showing an example of the hardware configuration of the terminals 10 and 20 and the purchase price acquisition device 30. As shown in FIG. 2, each of the owner's terminal 10, the trader's terminal 20, and the purchase price acquisition device 30 includes a central processing unit (CPU) 100a, which is a computing means, and a memory 100c, which is 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.

[0019] 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.

[0020] 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.

[0021] <Functional configuration of the purchase price acquisition device 30> Next, the functional configuration of the purchase price acquisition device 30 will be described. FIG. 3 is a diagram illustrating an example of the functional configuration of the purchase price acquisition device 30. As shown in FIG. The purchase price acquisition device 30 includes a transmission / reception unit 31, a sales example storage unit 32, a renovation example storage unit 33, a requirement extraction unit 34, a prediction unit 35, and an output unit 36.

[0022] The transmitter / receiver 31 is a network interface for connecting to the owner's terminal 10 and the trader's terminal 20 via the network 40 (see FIG. 1). This allows the purchase price acquisition device 30 to exchange data with the terminals 10 and 20.

[0023] The sales case memory unit 32 stores past real estate sales cases. These cases are sales information according to the requirements of the real estate, and are information on actual sales. The requirements of the real estate are obtained by analyzing the real estate information, i.e., information on purchased and resold properties. Past real estate transaction cases stored in the transaction case memory unit 32 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 FIG. 1). Past real estate transaction cases may also be input into the trader's terminal 20 using a keyboard or a recording medium such as a CD-ROM.

[0024] The renovation example storage unit 33 stores examples of past renovation costs. These examples are information according to the requirements for real estate renovations and indicate the costs involved when actual renovation work is carried out. The requirements for real estate renovations are obtained by analyzing real estate information, i.e., information on purchased and resold properties. It is conceivable that past renovation cost examples stored in the renovation case example storage unit 33 are acquired from the terminals 10 and 20. More specifically, it is conceivable that past renovation cost examples are inputted into the trading company's terminal 20 using a keyboard or a recording medium such as a CD-ROM. In addition to being acquired from the terminals 10 and 20, it is also conceivable that past renovation cost examples are acquired from a terminal other than the terminals 10 and 20 via the network 40 (see FIG. 1).

[0025] Here, the above-mentioned real estate requirements refer to elements used in evaluating real estate when buying and selling it. More specifically, real estate requirements are information about real estate that is necessary for billing or estimating the price of the real estate and the cost of renovation work, etc., when running a business that purchases properties such as used apartment buildings or detached houses, carries out necessary renovations, and then sells or brokers the properties. The requirements for real estate include, for example, at least one of the following: exclusive area or floor area (area), layout, facilities in the exclusive area (ancillary facilities), age or construction date (age), location area, nearest station, distance 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. 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 toilet seat. 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.

[0026] The above-mentioned requirements for real estate renovation are elements used to bill or estimate costs when renovating a property such as a room in an apartment building or a detached house. The requirements for real estate renovation are information used to calculate the costs of, for example, replacing wallpaper, flooring, or ancillary equipment. The requirements for real estate to be renovated may include at least some of the information contained in the above-mentioned real estate requirements, such as the exclusive floor area, age of the building, and facilities in the exclusive area. Furthermore, the requirements for real estate renovation may include information not included in the requirements for real estate, such as specifications for wallpaper, flooring, and ancillary equipment. For example, it may include regional information such as the size of tatami mats, which are not uniform across Japan, or whether hot water equipment needs to be adapted to cold climates.

[0027] The specifications referred to here may include not only the standard specifications, which are the basic specifications, but also special specifications that use higher quality materials or have more comprehensive functions than the standard specifications. Material costs (unit price and quantity) and construction costs are determined for each specification, and an estimate can be calculated. Miscellaneous expenses may be determined for each specification or regardless of the specification. It is also possible to limit the estimate for renovation work to standard specifications, which will improve the accuracy of the estimate.

[0028] The requirement extraction unit 34 extracts real estate purchase requirements and renovation requirements from the information on the target real estate under consideration for purchase, etc. In other words, the requirement extraction unit 34 extracts the purchase requirements and renovation requirements of the target real estate. The real estate purchase requirements referred to here include at least some of the above-mentioned real estate requirements, such as the exclusive area, layout, and age of the building. Furthermore, the renovation requirements referred to here include at least some of the above-mentioned requirements for the renovation target. 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).

[0029] The requirements extraction unit 34 extracts the renovation requirements for the target real estate based on the purchase requirements of the target real estate, such as the exclusive area, floor plan, and age of the building. In other words, the estimate is calculated from the acquired information rather than looking at the actual property. This reduces the burden of the estimation work compared to when a contractor has to actually see the property and determine what parts need to be renovated before providing an estimate, and makes it possible to calculate the estimate automatically. Furthermore, for the resident of the target real estate, it is not necessary to show the contractor the interior, making it easier to request an estimate. The requirement extraction unit 34 is an example of an extraction unit.

[0030] The prediction unit 35 determines whether the property is available for purchase. If it is determined that the property is available for purchase, the prediction unit 35 predicts the purchase price of the target property. This prediction is made using past property purchase cases stored in the purchase case memory unit 32, past renovation cost cases stored in the renovation case memory unit 33, and the purchase requirements and renovation requirements of the target property extracted by the requirement extraction unit 34. The prediction unit 35 is an example of a purchase price acquisition means.

[0031] When the purchase price of the target real estate is predicted by the prediction unit 35, the output unit 36 ​​outputs the purchase price. The purchase price of the target real estate is transmitted by the transmitter / receiver 31 to the trading company's terminal 20 (see FIG. 1) via the network 40 (see FIG. 1). The purchase price of the target real estate is then transmitted by the trading company via the network 40 to the owner's terminal 10 (see FIG. 1) who has requested an appraisal for the purchase of the real estate.

[0032] In this embodiment, a mode is described in which the trader's terminal 20 transmits information about the target real estate transmitted from the owner's terminal 10 to the purchase price acquisition device 30. In this embodiment, a mode is described in which the trader's terminal 20 transmits the purchase price of the target real estate received from the purchase price acquisition device 30 to the 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 owner's terminal 10 to the purchase price acquisition device 30. In such a mode, the purchase price of the target real estate from the purchase price acquisition device 30 may be transmitted to the trader's terminal 20, or to the owner's terminal 10. In the former case, the trader can conduct sales pitches to the owner to purchase the target real estate. In the latter case, the trader can respond to inquiries from owners who are interested in the purchase price of the target real estate, thereby improving the efficiency of their sales.

[0033] Next, we will explain processing examples of the real estate purchase price acquisition system 1. Specifically, we will explain processing using statistical analysis and processing using machine learning. Note that both of these processes are performed after past real estate sales cases that meet the requirements of the real estate are stored in the sales case storage unit 32 (see FIG. 3), and past renovation cost cases that meet the requirements of the real estate renovation targets are stored in the renovation case storage unit 33 (see the same figure).

[0034] To explain further, by using data on purchased real estate, the real estate purchase price and the requirements of the real estate, such as the location, size, and layout, are combined to create a past real estate transaction example. In the case of an apartment, if a list of attached facilities can be obtained, it can be included in the past real estate transaction example. In addition, the real estate referred to here can include both second-hand and newly built properties. In addition, combinations of the details of renovation work carried out by renovation contractors and the renovation costs are acquired and used as examples of past renovation costs. The details of renovation work can be categorized into interior work such as floors and walls, water-related areas such as bathrooms, washrooms, toilets, and kitchens, and equipment to be replaced.

[0035] <When processing by statistical analysis> 4 is a flowchart showing processing by statistical analysis in the real estate purchase price acquisition system 1. When performing this processing, past real estate purchase cases are stored in the sales case storage unit 32 (see FIG. 3), and past renovation cost cases are stored in the renovation case storage unit 33 (see FIG. 3).

[0036] In the processing example shown in Figure 4, when information on the target real estate to be purchased is acquired (step 101), the requirements extraction unit 34 (see Figure 3) extracts the purchase requirements and renovation requirements for the real estate from the information on the target real estate (step 102).

[0037] Then, the prediction unit 35 (see FIG. 3) uses the extracted real estate purchase requirements to obtain the base purchase price of the target real estate from past real estate sales cases stored in the sales case storage unit 32 (see FIG. 3) (step 103). The base purchase price can be calculated by extracting properties that are similar in terms of distance from the nearest station, age, etc., and averaging the prices of those properties. It can also be considered that the base purchase price can be adjusted to the current market price, taking into account the closing date of the extracted sales case.

[0038] In addition, the prediction unit 35 (see Figure 3) uses the extracted renovation requirements of the property to obtain the renovation costs of the target property from past renovation cost examples stored in the renovation example storage unit 33 (see the same figure) (step 104).

[0039] Then, the prediction unit 35 (see FIG. 3) determines whether the property can be purchased based on the acquired information on the target property (step 105). This 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.

[0040] To explain further, this determination is made from the perspective of whether the information on the target real estate is available for handling. Examples of such a perspective include when the target real estate is a property with an exclusive floor area of ​​30 square meters or less, or when it is an apartment with a fixed-term leasehold. In addition, when the target real estate is a property with low liquidity or a risky property, such as a floor plan with many rooms, or when the exclusive floor area is very large (for example, 100 square meters), 2 Other reasons include when the property is too far from the nearest station or bus stop, or when it is too old (for example, over 50 years old). In this embodiment, the purchase decision (step 105) by the prediction unit 35 (see Figure 3) is made after the basic purchase price and renovation costs are obtained, but this is not limited to this, and it is possible to make the decision before the basic purchase price and renovation costs are obtained.

[0041] Thereafter, if the determination result is that the property is purchasable (Yes in step 105), the prediction unit 35 (see FIG. 3) predicts the purchase price of the target property from the obtained base purchase price of the target property and the renovation costs of the target property (step 106). The purchase price of the target property is estimated as the selling price at which the dealer can sell it if it purchases it from the owner. In other words, past real estate sales cases are collected and combined to make a statistical prediction. In this way, the purchase price is estimated by statistically processing real estate transaction information. If the result of the determination is that the purchase price is not possible (No in step 105), the prediction unit 35 (see the same figure) ends the process without predicting the purchase price.

[0042] The predicted purchase price of the target real estate is output by the output unit 36 ​​(see FIG. 3) (step 107). The purchase price is notified to the transaction company by the terminal 20. If the purchase price is notified together with its breakdown, it becomes easier for the transaction company to decide whether to settle on the notified purchase price.

[0043] <When processing using machine learning> 5 is a diagram illustrating the machine learning model 50 in the real estate purchase price acquisition system 1. The machine learning model 50 is generated by the sales case storage unit 32, the renovation case storage unit 33, the requirement extraction unit 34, and the prediction unit 35 (see FIG. 3). The machine learning model 50 shown in Figure 5 constructs a model to obtain the purchase price of the target property by machine learning information that shows past examples of real estate sales and purchases based on the requirements of the property and past examples of renovation costs based on the requirements of the property to be renovated, using it as training data.

[0044] In the machine learning model 50, input data includes real estate transaction examples 5a, renovation cost examples 5b, and target real estate information 5c, which are input to an input layer 51. Real estate sales case 5a and renovation cost case 5b are used as training data. The real estate transaction example 5a, the renovation cost example 5b, and the target real estate information 5c are information acquired by the transmitting and receiving unit 31 (see FIG. 3).

[0045] In the intermediate layer 52, the real estate transaction examples 5a, the renovation cost examples 5b, and the target real estate information 5c 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 and renovation cost examples 5b input to the input layer 51, and verification is performed using residual past information, and weighting adjustment is performed.

[0046] The output layer 53 outputs an output solution that predicts the purchase price of the target real estate. The target real estate is a property that, if purchased, will be renovated and then sold or brokered. The business operator who receives the appraisal request can obtain information on the predicted purchase price. The output layer 53 may output a result indicating whether the target real estate is available for sale together with the output solution.

[0047] In this way, the purchase price of the target real estate is predicted by the processing of the real estate purchase price acquisition system 1 shown in Figure 4 or Figure 5 above, so when a request for appraisal for real estate purchase is received, it becomes possible to respond to the appraisal request quickly.

[0048] Figure 6 is a table explaining an example of calculating renovation costs, where (a) shows an example for a building that is 15 years old, and (b) shows another example for a building that is 25 years old, which is older than (a). The tables shown in Figures 6(a) and (b) show an example of a 2LDK floor plan. In other words, the vertical items are set from top to bottom as "LDK," "Room 1," "Room 2," as well as "Toilet," "Washroom," "Bathroom," etc.

[0049] The horizontal items are divided into "surface" and "equipment." "Surface" here refers to replacing the surface of a room, and is further divided into floor, wall, and ceiling. The cost of floors, walls, and ceilings is determined by their area (m 2 ) and expenses (yen). Furthermore, the term "equipment" here refers to the equipment installed in the exclusive area that can be updated, and includes the items of name and cost (yen). More specifically, the names of "equipment" include, as mentioned above, hot water supply equipment, floor heating equipment, bathroom drying equipment, system kitchen, etc. In FIG. 6, the items "surface" and "equipment" are included, but other items such as "fittings" such as doors can also be included.

[0050] In the example shown in Figure 6(a), the renovation costs are calculated based on information such as the age of the building and the layout being 2LDK. In other words, the areas to be renovated for "exterior" are determined to be "LDK," "Room 1," and "Toilet." Furthermore, based on the same information, it is determined that the "equipment" update renovation will be "hot water supply equipment."

[0051] Regarding "mounting," the floor area of ​​the living / dining / kitchen area is A1m. 2 The cost is A1 yen and the wall area is B1m 2 The cost is b1 yen and the ceiling area is C1m 2 The cost is c1 yen. In Room 1, the floor area is A2m 2 The cost is A2 yen and the wall area is B2m 2 The cost is b2 yen and the ceiling area is C2m 2 The cost is c2 yen. In the toilet, the floor area is A4m 2 The cost is A4 yen and the wall area is B4m 2 The cost is b4 yen and the ceiling area is C4m 2 The cost is C4 yen. The total cost of the floor is aa 10 yen, the total cost of the walls is bb 10 yen, and the total cost of the ceiling is cc 10 yen. The floor area and ceiling area can be estimated from the floor plan and the exclusive area. The wall area can also be estimated from the floor plan and the exclusive area, using a general value for the height from floor to ceiling.

[0052] Regarding "equipment," for example, the estimated cost of updating the hot water supply equipment is d7 yen. Including other equipment updates, the total cost of the equipment is dd10 yen. Therefore, in the case of FIG. 6(a), the renovation cost is calculated by adding up aa 10 yen, bb 10 yen, cc 10 yen, and dd 10 yen, and further taking into account various expenses. Regarding the surface treatment and equipment, the renovation costs can be calculated based on the standard specifications of the target property. In other words, although there is a certain degree of variation in the surface treatment such as flooring and wallpaper, calculating the renovation costs assuming the use of standard materials can improve the accuracy of the estimate.

[0053] In another example shown in FIG. 6(b), in addition to the example in FIG. 6(a), the renovation of "mounting" includes "room 2" and "bathroom." The total cost of the floor is aa 20 yen, the total cost of the walls is bb 20 yen, and the total cost of the ceiling is cc 20 yen.

[0054] Regarding "equipment," the "living room, dining room, and kitchen" has a "system kitchen" and "floor heating equipment," which cost d1 yen and d2 yen, respectively. The "toilet" has a "stool toilet," which costs d3 yen. The "washroom" has a "vanity," which costs d4 yen. The "bathroom" has a "bathtub" and "bathroom drying equipment," which cost d5 yen and d6 yen, respectively. Furthermore, "hot water equipment" is also included, which costs d7 yen. The total for equipment is dd20 yen.

[0055] In this way, based on information such as the age of the building, floor plan, and floor area, it is possible to determine which parts of the exterior should be renovated and which facilities should be updated, and to estimate the renovation costs. In addition, information such as floor plans can be used to determine whether "Room 1" and "Room 2" are Western-style rooms or Japanese-style rooms, and this can be reflected in the renovation costs. In addition, for older properties with a relatively small floor area, renovation costs will be calculated higher.

[0056] In addition, in this embodiment, the renovation costs of the target real estate are estimated based on information such as the age of the building, floor plan, and floor area, but this is not limited to this. For example, by further using information showing the past energy usage trends of the target real estate, it is possible to adjust the renovation contents according to the energy usage trends. For example, if there is a period when energy is not being used, it is possible to consider that the resident is unoccupied during that period and subtract the number of months corresponding to that period from the age of the building. In addition, by using information indicating the content and timing of renovations carried out by the target real estate, it is possible to exclude renovations that have been carried out for a short period of time from the content of renovations when making estimates. On the other hand, even if there are properties that have not been renovated for a long time, it is possible to consider the content of renovations based on the age of the building, etc.

[0057] 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]

[0058] 30... Purchase price acquisition device, 32... Sales case storage unit, 33... Renovation case storage unit, 34... Requirements extraction unit, 35... Prediction unit

Claims

1. a sales case memory unit that stores past real estate sales cases according to the requirements of the real estate; a renovation example storage unit that stores examples of past renovation costs according to the requirements of real estate renovation targets; an extraction unit that extracts purchase requirements and renovation requirements of target real estate to be purchased; a purchase price acquisition means for obtaining a purchase price of the target real estate from the basic purchase price of the target real estate obtained from the real estate purchase case using the purchase requirements of the target real estate and the renovation costs of the target real estate obtained from the renovation cost case using the renovation requirements of the target real estate; A real estate purchase price acquisition system equipped with the above.

2. The renovation requirements of the target real estate include furnishings and equipment. The real estate purchase price acquisition system according to claim 1.

3. The extraction of the renovation requirements by the extraction unit is performed according to the purchase requirements of the target real estate. The real estate purchase price acquisition system according to claim 1.

4. The renovation costs for the target real estate will be determined based on the standard specifications for the target real estate. The real estate purchase price acquisition system according to claim 1.

5. The purchase price acquisition means acquires the purchase price of the target real estate if the target real estate is available for sale. The real estate purchase price acquisition system according to claim 1.

6. a processor; The processor: We memorize past real estate transactions that meet your real estate requirements. It memorizes examples of past renovation costs according to the requirements of the real estate renovation target, Extract the purchase and renovation requirements of the target real estate to be purchased, The purchase price of the target real estate is obtained from the basic purchase price of the target real estate obtained from the real estate purchase case using the purchase requirements of the target real estate, and the renovation costs of the target real estate obtained from the renovation cost case using the renovation requirements of the target real estate. A device for obtaining real estate purchase prices.

7. Obtain examples of past real estate transactions that meet the requirements of the property, and examples of past renovation costs that meet the requirements of the property to be renovated, The purchase price of the target real estate is obtained from the basic purchase price of the target real estate obtained from the real estate purchase case using the purchase requirements of the target real estate to be purchased, and the renovation costs of the target real estate obtained from the renovation cost case using the renovation requirements of the target real estate. A method for generating a real estate purchase price model.

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