Real estate joint venture support device, real estate joint venture support method, and program

Abstract

This invention provides a real estate joint venture support device, a real estate joint venture support method, and a program that enable individuals or relatively small companies to conduct joint ventures with real estate businesses more smoothly. [Solution] The real estate joint venture support device 11 is used when a real estate business operator 201 conducts a joint venture for the development of real estate 1 with information owner 202 of real estate 1 as a joint venture partner. The support device 11 includes a progress report support unit 14 to support the real estate business operator 201 in reporting the progress of the joint venture to information owner 202. The progress report support unit 14 includes a schedule management support unit 18 to support schedule management for the real estate business operator 201 to send progress reports to information owner 202 at predetermined timings in the joint venture.

Description

Technical Field

[0001] The present invention relates to a real estate joint business support device, a real estate joint business support method, and a program.

Background Art

[0002] A system for mediating real estate sales is known (see, for example, Patent Document 1).

Prior Art Documents

Patent Documents

[0003]

Patent Document 1

Summary of the Invention

Problems to be Solved by the Invention

[0004] An intermediary who mediates real estate sales receives a brokerage fee from the seller or buyer of the real estate. Since the brokerage fee is generally about a few percent of the real estate sales price, it is low compared to the real estate sales price. Therefore, it is desired for the intermediary to receive more fees regarding real estate sales. Also, the seller often desires to obtain more proceeds from selling the real estate.

[0005] Therefore, it is conceivable that the seller or the intermediary having the seller's information conducts a joint business with a real estate developer to develop real estate, and the seller can sell the real estate at a higher price, so that the seller and the intermediary can obtain more profits. However, such joint businesses are often carried out by joint ventures (JVs) between large companies. Therefore, when the seller or the intermediary is an individual or a relatively small company, the joint business with the real estate developer is not necessarily active.

[0006] ​Therefore, the objective of the present invention is to enable individuals or relatively small companies to conduct joint ventures with real estate businesses more smoothly. [Means for solving the problem]

[0007] The present invention is summarized in the following real estate joint venture support device, real estate joint venture support method, and program.

[0008] (1) A real estate joint venture support device used when a real estate business operator conducts a joint venture for the real estate development of the said real estate with the owner of information on the said real estate as a joint venture operator, The system includes a progress reporting support unit to assist the real estate operator in reporting the progress of the joint venture to the information owner, The progress reporting support unit is equipped with a schedule management support unit that assists in managing the schedule for the real estate business operator to send the progress report to the information owner at a predetermined time in the joint venture, in a real estate joint venture support device.

[0009] (2) The real estate joint venture support device described in (1), wherein the schedule management support unit is configured to cause a designated terminal to display a message prompting the creation of the progress report prior to the designated timing.

[0010] (3) The real estate joint venture support device according to (1) or (2), wherein the schedule management support unit is configured to cause a designated terminal to display a message prompting confirmation of whether or not the progress report has been made at the designated timing.

[0011] (4) The schedule management support unit is a real estate joint venture support device according to any one of the items (1) to (3) above, which causes the predetermined timing to differ depending on the information owner.

[0012] (5) The real estate joint venture support device according to any one of paragraphs (1) to (4) above, wherein the schedule management support unit is configured to cause a designated terminal to display a prompt to differentiate the progress report content depending on whether the information owner is an individual or a corporation.

[0013] (6) A valuation value calculation unit used to conclude a joint venture agreement between the real estate business operator and the information owner, further comprising a valuation value calculation unit for calculating the information owner's valuation value, The real estate joint venture support device according to any one of paragraphs (1) to (5) above, wherein the evaluation value calculation unit selects at least one of the information owner's income, assets, liabilities, enthusiasm for the joint venture, age, health status, and the appraisal result of the real estate as evaluation elements, and calculates the evaluation value based on the selected evaluation elements.

[0014] (7) The real estate joint venture support device according to (6), wherein the evaluation value calculation unit sets the weight of some of the evaluation elements to be greater than the weight of other evaluation elements when calculating the evaluation value.

[0015] (8) The company shall further provide a treatment proposal support department to support the proposal of treatment to the information owner, The real estate joint venture support device according to (6) or (7), wherein the compensation setting support unit proposes at least one of the investment ratio of the joint venture, the business form of the joint venture, profit sharing, and contract termination clauses based on the evaluation value.

[0016] (9) The real estate joint venture support device according to (8), wherein the treatment setting support unit sets the proportion of the building constructed in the joint venture that is owned or leased by the information owner as profit distribution, and the higher the evaluation value, the higher the proportion for the information owner.

[0017] (10) A method for supporting real estate joint ventures used when a real estate business operator conducts a joint venture for the real estate development of the aforementioned real estate with an information owner of the real estate as a joint venture operator, A progress report support step for assisting the real estate operator in reporting the progress of the joint business to the information owner is provided. The progress report support step is a real estate joint business support method in which a computer performs schedule management for the real estate operator to send the progress report to the information owner at a predetermined timing in the joint business.

[0018] (11) A program used when a real estate operator conducts a joint business of real estate development of the real estate with an information owner regarding the real estate as a joint business partner. To a computer, Execute a progress report support step for assisting the real estate operator in reporting the progress of the joint business to the information owner. The progress report support step includes a schedule management step for the real estate operator to send the progress report to the information owner at a predetermined timing in the joint business.

Effect of the Invention

[0019] According to the present invention, even if the seller is an individual or a relatively small-scale enterprise, the joint business with the real estate operator can be carried out more smoothly.

Brief Description of the Drawings

[0020] [Figure 1] Figures 1(A) and 1(B) are schematic diagrams for explaining the outline of the real estate joint business. [Figure 2] Figure 2 is a diagram showing an example of a real estate joint business support system including a real estate joint business support device. [Figure 3] Figure 3 is a diagram showing an example of the reception content when a real estate operator receives an application for real estate information from an information owner. [Figure 4] Figure 4 is a diagram for explaining the calculation of the evaluation value. [Figure 5] Figure 5 is a diagram for explaining an example of the processing in the treatment proposal support section. [Figure 6]Figures 6(A) and 6(B) show examples of draft progress reports. Figure 6(A) shows an example of a draft when the information owner is an individual, and Figure 6(B) shows an example of a draft when the information owner is a corporation. [Figure 7] Figure 7 is a flowchart showing an example of the flow of a real estate joint venture in this embodiment. [Figure 8] Figure 8 is a flowchart showing an example of the flow of a real estate joint venture in this embodiment. [Figure 9] Figure 9 shows a first modified example of the real estate joint venture support system. [Figure 10] Figure 10 is a block diagram showing an example of a computer that enables a real estate joint venture support system. [Modes for carrying out the invention]

[0021] [Overview of real estate joint ventures supported by the real estate joint venture support system] Figures 1(A) and 1(B) are schematic diagrams illustrating the outline of a real estate joint venture. Referring to Figures 1(A) and 1(B), the real estate joint venture in this embodiment refers to a real estate business operator 201 conducting a joint real estate development project for real estate 1 with information holder 202 acting as a joint business operator. The land 2 of real estate 1 may be vacant land or may have an existing building on it. The real estate business operator 201 can be an example of a real estate development business operator, but is not limited to those who engage in real estate development. The information holder 202 can be an example of the landowner 203 of real estate 1 or a real estate brokerage firm 204. Note that the information holder 202 is not limited to the landowner 203 or brokerage firm 204; it may be any person who possesses information about real estate 1. If the information holder 202 is someone other than the landowner 203, it is preferable that they be someone who can contact the landowner 203. Examples of information owner patterns 202 include a pattern where information owner 202 is only the landowner 203, a pattern where information owner 202 is both the landowner 203 and the intermediary 204, and a pattern where information owner 202 is only the intermediary 204. Examples of joint ventures include projects to construct new buildings 3 such as condominiums or commercial facilities, or projects to renovate existing buildings. It should be noted that a joint venture is not limited to specific business content, as it is a real estate development project utilizing real estate 1 (land 2).

[0022] The main flow of the joint venture in this embodiment is as follows: (i) Real estate operator 201 accepts an application from information owner 202 for information on property 1. (ii) The information owner 202 and the real estate business operator 201 meet. (iii) If, as a result of the interview, information owner 202 agrees to provide real estate operator 201 with more detailed information about property 1 and more detailed information about information owner 202, an information disclosure consent form will be signed and the above detailed information will be provided to real estate operator 201. (iv) Based on the above detailed information, real estate developer 201 prepares a proposal 211 for a joint venture in real estate development. (v) The information owner 202 and the real estate business operator 201 will hold discussions based on proposal 211, mutually share the benefits of the joint venture, and decide on the investment ratio, the form of the joint venture, etc. (vi) Based on the results of the consultation, the information owner 202 and the real estate developer 201 will prepare a joint venture agreement 212 for real estate development and conclude the joint venture agreement. If the information owner 202 includes the landlord 203, then the real estate 1 owned by the landlord 203 will be the subject of the joint venture. On the other hand, if the information owner 202 does not include the landlord 203, the joint venture will include the process of acquiring real estate 1 from the landlord 203. (vii) The real estate operator 201 reports the progress of the joint venture to the information owner 202 at predetermined times. In this embodiment, the progress report is made by sending a progress report 213 to the information owner 202. (viii) The real estate development through the joint venture is completed, and the developed property 1 is sold to a third party or the like, generating a profit. The information owner 202 and the real estate developer 201 then share the profits in accordance with the joint venture agreement, thus completing the joint venture.

[0023] As described above, by undertaking a joint project, (a) If the information owner 202 includes landlord 203, landlord 203 can increase the value of property 1 and raise the selling price of property 1. (b) If the information owners 202 include information owners 202 other than the landowner 203, such as an intermediary 204, the intermediary 204 can become a party to the real estate development, unlike when simply acting as an intermediary for real estate 1. Therefore, the intermediary 204 can be involved in real estate 1 as a real estate developer rather than as an intermediary. This allows the intermediary 204 to obtain a larger profit from selling real estate 1. (c) For real estate operator 201, it is possible to provide greater benefits to information owner 202 and to gain the opportunity to obtain more information on real estate 1 and other real estate from information owner 202, etc. Therefore, real estate operator 201 can increase its opportunity to obtain the right to develop real estate 1. In this way, by conducting a joint business according to this embodiment, both information owner 202 and real estate operator 201 can benefit.

[0024] [Real Estate Joint Venture Support System] Figure 2 shows an example of a real estate joint venture support system 10 including a real estate joint venture support device 11. Referring to Figure 2, the real estate joint venture support device 11 (hereinafter simply referred to as the support device 11) is used to support the above-mentioned real estate joint venture. In particular, the support device 11 provides support for the preparation of the proposal document described in (iv) and the progress report described in (vii) above.

[0025] The support system 10 comprises a support device 11, a real estate business operator terminal 21, and information owner terminals 22, 22, including a landowner terminal 23 and a real estate agent terminal 24.

[0026] The real estate business terminal 21 is operated by the real estate business operator 201. The real estate business terminal 21 may be connected to the support device 11 via a network 5 such as the Internet or a LAN (Local Area Network), or it may be composed of the same terminal as the support device 11. Examples of the real estate business terminal 21 include a PC (personal computer), smartphone, tablet, feature phone, smart glasses, and smart goggles.

[0027] The information owner terminal 22 is operated by the information owner 202. The information owner terminal 22 is connected to the real estate business operator terminal 21 via a network 5 such as the Internet, and may also be connected to the support device 11. Examples of the information owner terminal 22 include a PC (personal computer), smartphone, tablet, feature phone, smart glasses, smart goggles, etc.

[0028] [Real Estate Joint Venture Support System] The support device 11 is used when a real estate business operator 201 conducts a joint venture for the development of real estate 1 with information owner 202 of real estate 1 as a joint business partner. The support device 11 is, for example, a server and includes a computing device such as a CPU (Central Processing Unit), volatile memory such as RAM (Random Access Memory), non-volatile memory such as ROM (Read-only memory), and a storage device such as a hard disk or SSD (Solid State Drive). Data related to the support device 11 may be stored in the support device 11 or in an external storage device.

[0029] The support device 11 includes a reception unit 12, a proposal creation support unit 13, and a progress report support unit 14.

[0030] The reception unit 12 is connected to the real estate business operator terminal 21 and the information owner terminal 22, and receives data output from these terminals 21 and 22.

[0031] The reception unit 12 receives information from the information owner terminal 22, for example, as shown in Figure 3. Figure 3 is a diagram showing an example of the information received when a real estate business operator 201 receives an application for real estate information from the information owner 202. The reception unit 12 receives from the information owner terminal 22 personal information that identifies the information owner 202 and information that the information owner 202 possesses regarding real estate 1. If the information owner 202 is a landowner 203, the reception unit 12 receives information from the landowner terminal 23 (information owner terminal 22), and if the information owner 202 is a real estate agent 204, the reception unit 12 receives information from the real estate agent terminal 24 (information owner terminal 22). Information output from the information owner terminal 22 to the reception unit 12 is performed, for example, when the information owner terminal 22 opens the homepage screen of the real estate business operator 201 and provides information according to the input form displayed on this screen.

[0032] The proposal creation support unit 13 assists the real estate business operator 201 in creating a proposal 211 for a joint venture in real estate development. In this embodiment, the proposal creation support unit 13 provides proposal creation support to each information owner 202 when there are multiple information owners 202.

[0033] The proposal creation support unit 13 comprises an evaluation value calculation unit 15, a compensation proposal support unit 16, and a draft creation support unit 17.

[0034] The evaluation value calculation unit 15 is used when a joint venture agreement is concluded between the real estate business operator 201 and the information owner 202, and calculates the evaluation value V10 of the information owner 202. The evaluation value V10 is a numerical representation of the information owner 202's creditworthiness with respect to the real estate business operator 201.

[0035] The valuation calculation unit 15 selects at least one of the following as valuation elements E2: the income, assets, liabilities, enthusiasm for the joint venture, age, health status, and appraisal result (valuation) of the real estate 1 of the information owner 202 as element E1. The valuation calculation unit 15 calculates the valuation value V10 based on the selected valuation elements E2.

[0036] The information owner 202's elements E1, such as income, assets, liabilities, enthusiasm for the joint venture, age, and health status, are input into the real estate business terminal 21, for example, as a result of an interview conducted by the real estate business operator 201 with the information owner 202. These elements E1 are output from the real estate business terminal 21 to the reception unit 12 and provided to the valuation value calculation unit 15. The appraisal result (valuation amount) of real estate 1 is, for example, the result of an appraisal conducted by the real estate business operator 201 or a real estate appraiser, which the real estate business operator 201 inputs into the real estate business terminal 21, and this input content is output from the real estate business terminal 21 to the reception unit 12 and provided to the valuation value calculation unit 15.

[0037] Of the elements E1 described above, the evaluation elements E2 selected when calculating the evaluation value V10 may be arbitrarily selected, for example, by operating the real estate business terminal 21. For example, if the information owner 202 is a landowner 203, and the net assets (assets - liabilities) are sufficiently larger than the appraisal result of real estate 1, only the assets, liabilities, and appraisal result of element E1 may be selected as evaluation elements E2. Alternatively, as a result of the real estate business operator 201 interviewing the landowner 203, some elements E1 other than the appraisal result of real estate 1 may be excluded from the evaluation elements E2 used to calculate the evaluation value. Which elements E1 to select as evaluation elements E2 may be specified by the real estate business operator 201 by operating the real estate business terminal 21, or it may be pre-set in the evaluation value calculation unit 15.

[0038] As described above, the valuation calculation unit 15 can select any combination of multiple elements E1 as valuation elements E2, but it is preferable that at least the appraisal result of real estate 1 is included as valuation elements E2. The above-mentioned combination of valuation elements E2 may be any combination and is not limited to the specific combination disclosed in this embodiment, but a wide range of general combinations can be applied. In addition, elements other than the above-mentioned elements E1 (for example, the intuition of the real estate business operator 201) may be used as valuation elements E2.

[0039] Figure 4 is a diagram illustrating the calculation of the evaluation value V10. As shown in Figures 2 and 4, the evaluation value V10 is calculated based on the evaluation elements E2 selected by the evaluation value calculation unit 15. Figure 4 shows the state in which all of the above elements E1 have been selected as evaluation elements E2. In Figure 4, an~dn (where n is a natural number) are all variables. The evaluation value calculation unit 15 lists the actual values ​​an (raw values) of each evaluation element E2, for example, in a spreadsheet format.

[0040] The evaluation value calculation unit 15 calculates individual provisional evaluation values ​​V11 by evaluating the actual value an of each evaluation element E2 on a 10-point scale according to a predetermined evaluation criterion. In this embodiment, a higher number on the 10-point scale means a higher evaluation.

[0041] For the individual provisional valuation value V11 of assets in valuation element E2, for example, a valuation value of 1 may be set when the asset value is between 0 and 20 million yen, and the individual provisional valuation value V11 may be increased by one up to 10 for every 20 million yen increase in the asset value. For the individual provisional valuation value V11 of the appraisal result of real estate in valuation element E2, for example, a valuation value of 1 may be set when the appraised value is between 0 and 50 million yen, and the individual provisional valuation value V11 may be increased by one up to 10 for every 50 million yen increase in the appraised value. For the individual provisional valuation value V11 of income in valuation element E2, for example, a valuation value of 1 may be set when the income is between 0 and 8 million yen, and the individual provisional valuation value V11 may be increased by one up to 10 for every 2 million yen increase in income.

[0042] For the individual provisional valuation value V11 of liabilities in evaluation element E2, for example, a valuation value of 1 is assigned when liabilities / assets > 1 (liabilities are greater than assets), a valuation value of 2 is assigned when 1 ≥ liabilities / assets ≥ 0.9 (liabilities are 90-100% of assets), and the individual provisional valuation value V11 may be increased by one up to 10 for every 0.1 decrease in liabilities / assets. For the individual provisional valuation value V11 of enthusiasm for the joint venture in evaluation element E2, for example, an employee of the real estate company 201 makes a subjective judgment or a judgment based on certain criteria through an interview with the information owner 202. The certain criteria in this case are not specifically limited, and examples include criteria based on psychology.

[0043] For the individual provisional evaluation value V11 of health status in evaluation element E2, for example, if there are no values ​​outside the normal range in the health checkup results received by information owner 202, it may be set to 10, and for each value outside the normal range, it may be decreased by one down to 1. For the individual provisional evaluation value V11 of age in evaluation element E2, for example, the 20s to 50s may be set to 10, the 60s to 65s may be set to 9, and for every 5 years increase in age, it may be decreased by one down to 1.

[0044] The evaluation value calculation unit 15 calculates individual evaluation values ​​V12 by multiplying the individual provisional evaluation values ​​V11 of each evaluation element E2 by a predetermined coefficient cn (where n is a natural number). The coefficient cn is used to weight the evaluation elements E2 that the real estate business operator 201 has determined to be more important when calculating the evaluation value V10. In this embodiment, when calculating the evaluation value V10, the evaluation value calculation unit 15 sets the weight (coefficient cn) of some evaluation elements E2 to be larger than the weight (coefficient cn) of other evaluation elements E2.

[0045] For example, the coefficient c1 relating to assets may be set to be greater than the coefficient c3 relating to income. Similarly, the coefficient c4 relating to liabilities may be set to be greater than the coefficient c3 relating to income. Which coefficient cn should be set to be greater depends on which evaluation element E2 the real estate business operator 201 prioritizes, so it cannot be said in general terms. Allowing it to be set appropriately according to the circumstances of the real estate business operator 201 makes the method for calculating the individual provisional evaluation value V11 more general. For evaluation elements E2 that cannot be weighted, the coefficient cn is set to, for example, 1, and for evaluation elements E2 that can be weighted, a predetermined value is set by the real estate business operator 201 within a range greater than 1, for example, up to a certain upper limit (for example, 2).

[0046] In this embodiment, if all coefficients cn are set to 1, there are 7 evaluation elements E2, so the lower limit of the evaluation value V10 is 1 × 1 × 7 = 7, and the upper limit is 1 × 10 × 7 = 70. Also, if the upper limit of the coefficient cn is set to 2, the upper limit of the evaluation value V10 increases by 10 each time a coefficient cn is set to 2. Therefore, if the upper limit of the coefficient cn is set to 2, the lower limit of the evaluation value V10 becomes 1 × 1 × 7 = 7, and the upper limit becomes 2 × 10 × 7 = 140.

[0047] The evaluation value calculation unit 15 calculates the evaluation value V10 as the sum of each individual evaluation value V12. The evaluation value V10 may be the average value of each individual evaluation value V12. The above describes an example of how to calculate the evaluation value V10, but it does not have to be done in this way. The calculation of the evaluation value V10 can be performed using evaluation elements E2 appropriately selected by the real estate business operator 201 and based on the common technical knowledge of those skilled in the art, and the specific configuration is not limited.

[0048] The treatment proposal support unit 16 proposes treatment to the information owner 202 based on, for example, the evaluation value V10 calculated by the evaluation value calculation unit 15. In this embodiment, treatment refers to at least one of the following: the investment ratio in the joint venture, the business form of the joint venture, the profit sharing, and the contract termination clause. In this embodiment, these four are shown as examples of treatment, but the real estate business operator 201 may set other treatment as appropriate, and the specific examples of treatment are not limited. The treatment proposal support unit 16 displays the proposed content on the real estate business operator terminal 21.

[0049] Figure 5 is a diagram illustrating an example of processing in the treatment proposal support unit 16. As shown in Figures 2 and 5, the treatment proposal support unit 16 makes treatment proposals based, for example, on what percentage the evaluation value V10 is of the maximum score. An evaluation value V10 of maximum score means that the evaluation value V10 is the value when all individual evaluation values ​​V12 of each evaluation element E2 are maximum score (10 points). Hereafter, when referring to what percentage the evaluation value V10 is of the maximum score, it will simply be referred to as the ratio of the evaluation value V10.

[0050] The investment ratio in a joint venture refers to the investment ratio when a real estate business operator 201 and an information owner 202 conduct a joint venture for real estate 1. The investment ratio is adjusted according to the proportion of the evaluation value V10, with the real estate business operator 201 and the information owner 202 being equal as a baseline. The treatment proposal support unit 16 may, for example, reduce the investment ratio of an information owner 202 the lower the proportion of the evaluation value V10 of that information owner 202. As an example, the investment ratio of each information owner 202 can be set such that the change in the investment ratio of the information owner 202 in response to a change in the proportion of the evaluation value V10 remains constant. The lower limit of the investment ratio of an information owner 202 may be zero, or it may be a predetermined value lower than the equal proportion mentioned above. The upper limit of the investment ratio of an information owner 202 may be 100%, or it may be less than 100%. Furthermore, the investment ratio may be zero for the landlord 203 and / or the intermediary 204 among the information owners 202.

[0051] The form of the joint venture refers to whether the real estate operator 201 carries out (directs and supervises) the practical work of the joint venture alone, or whether it carries out the practical work of the joint venture together with the information owner 202. For example, if the percentage of the valuation value V10 of the information owner 20 is below a certain value (for example, 50% or less), the information owner 202 does not have to carry out the practical work of the joint venture. If the percentage of the valuation value V10 is above a certain value, the practical work of the joint venture may be carried out with a division of roles (division of the joint venture) according to the valuation value V10. Furthermore, it is preferable that the involvement of the real estate operator 201 is essential for the form of the joint venture. Therefore, the involvement rate of all information owners 202 in the form of the joint venture is less than 100%, for example, it may be less than 80% or 50% or less. Regarding the form of the joint venture, the involvement rate of the real estate operator 201 may be 100% or less than 100%.

[0052] Profit sharing refers to the distribution of profits obtained when the joint venture is completed and real estate 1 is sold. Regarding profit sharing, for example, it is conceivable to distribute the profits to the real estate operator 201 and the information owner 202 in accordance with their investment ratios. On the other hand, regarding profit sharing, while the principle is to distribute the profits to the real estate operator 201 and the information owner 202 in accordance with their investment ratios, the profit sharing rate may be increased by a certain amount for information owner 202 whose specific evaluation element E2 is above a predetermined value. For example, if the individual evaluation value V12 regarding the appraisal result of the real estate or enthusiasm for the joint venture is above a certain level, the profit sharing rate for information owner 202 whose individual evaluation value V12 is above that level may be increased by a certain amount (e.g., several percent).

[0053] Profit sharing is not limited to cash; it may also be in the form of in-kind payments (partial ownership of real estate 1 or free lease for a certain period). When the compensation proposal support unit 16 sets the percentage (in-kind payment) of the portion owned or leased by the information owner 202 in building 3 constructed in the joint venture as profit sharing, it may set a higher percentage for the information owner 202 the higher the evaluation value V10 of the information owner 202. In this case, the percentage of in-kind payments may be higher than the percentage of cash payments, for example, by several percent to several tens of percent. In profit sharing, whether to distribute profits as cash, in kind, or partially as cash and the remainder as in-kind payments may be instructed by the real estate business operator 201 to the compensation proposal support unit 16 by operating the real estate business operator terminal 21, or it may be set in advance by a program or the like in the compensation proposal support unit 16. The specific distribution method is not limited, and a distribution method common to those skilled in the art can be set.

[0054] A contract termination clause refers to a clause that sets out the conditions for terminating a joint venture agreement for real estate development at any stage between the conclusion of the agreement and its completion. Examples of the content of a contract termination clause include the amount of penalty for breach of contract and how to handle situations where the relationship of trust is broken due to the information owner 202, etc., engaging in certain illegal activities.

[0055] Furthermore, the content of the contract termination clause can be exemplified by content common to those in the art, and the specific content is not limited. The contract termination clause only needs to be reasonable according to business practices. The contract termination clause will be set so that the higher the evaluation value V10, the more favorable it will be for the information owner 202 over the real estate business operator 201. "Favorable content" means, for example, setting the amount of the penalty below a certain value or increasing the period during which the contract can be terminated. As described above, the Treatment Proposal Support Department 16 proposes the treatment to be given to the information owner 202.

[0056] The draft creation support unit 17 displays the bibliographic information in the proposal document 211 (such as the name and address of the real estate business operator 201 and the name and address of the information owner 202) and the compensation proposal presented by the compensation proposal support unit 16 in a predetermined format. Preferably, this format is set in advance by the real estate business operator 201 or the draft creation support unit 17. The real estate business operator 201 completes the proposal document 211 by either adopting the draft prepared by the draft creation support unit 17 as is, or by making appropriate modifications using the real estate business operator terminal 21.

[0057] The progress reporting support unit 14 assists real estate operators 201 in reporting the progress of the joint project to information owners 202.

[0058] The progress reporting support unit 14 comprises a schedule management support unit 18 and a progress report creation support unit 19.

[0059] The Schedule Management Support Unit 18 assists in managing the schedule for the real estate operator 201 to send progress reports 213 to the information owner 202 at predetermined times in the joint venture. The Schedule Management Support Unit 18 receives the joint venture schedule, which is set manually or by a predetermined program, via the Reception Unit 12, either on the Schedule Management Support Unit 18 or on the real estate operator terminal 21. The joint venture schedule refers to the schedule from the signing of the joint venture contract to the completion of the contract (completion of profit distribution), and is created by the real estate operator 201. The joint venture schedule includes, for example, the execution timing of each of the following processes. (a) Planning and design (b) Foundation work (c) Structure construction (d) Interior and exterior construction work (e) Negotiation and execution of sale of property 1

[0060] Examples of the specified timings mentioned above include the start time, the time when 50% (specified extent) of completion is reached, and the time when 100% of the work is completed at each stage of (a) planning and design, (b) foundation work, (c) structural work, (d) interior and exterior work, and (e) negotiation for the sale of property 1. If the information owner 202 does not include landowner 203, the process of purchasing property 1 from landowner 203 is included as a preliminary step to the process in (a) above. If the process of purchasing property 1 exists, the process of purchasing property 1 from landowner 203 is added to each of the above stages.

[0061] Furthermore, the aforementioned predetermined timing can be exemplified by regular timings. For example, a regular timing could be once every one to several months.

[0062] The above-mentioned predetermined timing may be set in the schedule management support unit 18 by, for example, the real estate business operator 201 operating the real estate business operator terminal 21, or it may be set in advance in the schedule management support unit 18.

[0063] The schedule management support unit 18 memorizes the given schedule and assists in creating the progress report 213 based on the schedule. Specifically, the schedule management support unit 18 displays a message (first message) on the real estate business operator terminal 21 prompting it to send the progress report 213 to the information owner 202 at a predetermined time.

[0064] If the predetermined timing coincides with the timing of the above-mentioned steps (a) to (e) in the joint venture, the first display on the real estate business terminal 21 may be, for example, "Please send a notification to Mr. / Ms. XX (information owner) once step XX is completed," and at least the real estate business terminal 21 will display at which step the progress report 213 should be sent. Preferably, the first display will include at what stage the progress report 213 should be sent. The first display may be made through schedule management software installed on the real estate business terminal 21, through email software that can be displayed on the real estate business terminal 21, or through predetermined software. The schedule management support unit 18 may periodically display the first display on the information owner terminal 21.

[0065] If the predetermined timing is a regular timing, the first display on the real estate business terminal 21 may be, for example, "Please send the progress report to Mr. / Ms. XX (information owner) on Month XX, Day XX," and at the very least, the real estate business terminal 21 will display when the progress report 213 should be sent. It is preferable to include the recipient's address as described above.

[0066] The schedule management support unit 18 may be configured to adjust the predetermined timings according to the information owner 202. Such settings may be made on the real estate business terminal 21, or the schedule management support unit 18 may store information for each information owner 202, such as whether the information owner 202 is an individual or a corporation, and make settings based on this information. For example, by setting the predetermined timing for an individual information owner 202 to be several days to several weeks shorter than for an individual information owner 202, more detailed progress reports can be made to the individual. Similarly, by setting the predetermined timing for an individual information owner 202 to be shorter than for an individual information owner 202, more detailed communication of business progress can be made within the corporation. Furthermore, the predetermined timings can also be adjusted depending on whether the information owner 202 requests frequent progress reports or not.

[0067] The schedule management support unit 18 may instruct the real estate business terminal 21 to display a message prompting it to differentiate the progress report content depending on whether the information owner 202 is an individual or a corporation. In this case, in addition to the first message, the schedule management support unit 18 may instruct the real estate business terminal 21 to display a message (second message) such as, "The person to whom the progress report is to be submitted is XX (XX is an individual or a corporation), so please send the progress report 213 for XX." This prompts the schedule management support unit 18 to remind the real estate business 201 to create a progress report 213 that is appropriate for the information owner 202.

[0068] The schedule management support unit 18 may be configured to prompt the real estate business operator terminal 21 to create a progress report prior to the predetermined timing. Specifically, the schedule management support unit 18 causes the real estate business operator terminal 21 to display a predetermined message (the third message) as the schedule as it is at a predetermined point in time (for example, a few days) prior to the predetermined timing. An example of this third message is "The deadline for submitting the progress report is approaching." This message can be displayed in the same manner as the first and second messages.

[0069] The schedule management support unit 18 may be configured to prompt the real estate business operator terminal 21 to display a message prompting confirmation of whether or not a progress report has been submitted at the predetermined timing. Specifically, the schedule management support unit 18 causes the real estate business operator terminal 21 to display a predetermined message (the fourth message) after a predetermined period (for example, several days) has elapsed after the predetermined timing. An example of this fourth message is "Have you completed sending the progress report?". This message can be displayed in the same manner as the first to third messages described above.

[0070] The progress report creation support unit 19 assists the real estate business operator 201 in creating the progress report 213. The progress report creation support unit 19 displays a draft 213a of the progress report 213 on the real estate business operator terminal 21, as shown in Figure 6(A) or Figure 6(B). Figures 6(A) and 6(B) are diagrams showing examples of draft 213a of the progress report 213, with Figure 6(A) showing an example of draft 213a when the information owner 202 is an individual, and Figure 6(B) showing an example of draft 213a when the information owner 202 is a corporation.

[0071] As shown in Figures 2, 6(A), and 6(B), the progress report 213 is displayed on the real estate business terminal 21 when the real estate business operator 201 requests the display of the draft 213a by operating the real estate business terminal 21. The draft 213a is displayed on the real estate business terminal 21 in an editable format using word processing software, spreadsheet software, or presentation software. The draft 213a is a version of the progress report 213 with the designated fields left blank. For example, the draft 213a includes a recipient field 213b, a joint project name field 213c, a progress report entry field 213d, and a photo field 213e. Personal drafts 213a also include an optional entry field 213f.

[0072] The recipient field 213b is for entering the information owner 202 to whom the progress report 213 will be sent. The joint project name field 213c is for entering the name of the joint project. The progress report entry field 213d is for the real estate business operator 201 to enter the progress status of the joint project. The photo field 213e is for posting photos taken at the joint project site, etc. The optional entry field 213f is for entering any matters other than the progress report, for example, an email newsletter issued by the real estate business operator 201. The progress report 213 is completed when the real estate business operator 201 fills in the required information according to each field 213b to 213f of the manuscript 213a. The progress report 213 is sent from the real estate business operator terminal 21 to the information owner terminal 22 via the network 5.

[0073] As in this embodiment, the progress report creation support unit 19 may vary the content of the document 213a depending on whether the information owner 202 is an individual or a corporation. In this case, a command indicating whether the progress report 213 is for an individual or a corporation is given to the progress report creation support unit 19 from the real estate business terminal 21. For example, the above command can be output to the progress report creation support unit 19 by operating a button displayed on the real estate business terminal 21. Note that the progress report creation support unit 19 may store in advance whether the progress report 213 is for an individual or a corporation based on the operation of the real estate business terminal 21.

[0074] When the progress report creation support unit 19 receives a signal requesting a personal document 213a, it displays, for example, the document 213a shown in Figure 6(A) on the real estate business operator terminal 21. When it receives a signal requesting a corporate document 213a, it displays, for example, the document 213a shown in Figure 6(B) on the real estate business operator terminal 21. In this embodiment, the difference between the personal document 213a and the corporate document 213a is the presence or absence of an optional entry field 213f, but this is not required, and specific examples of the differences between these documents 213a are not limited.

[0075] The above is an overview of the configuration of the real estate joint venture support system 10, including the real estate joint venture support device 11. Next, an example of the flow of a real estate joint venture using the real estate joint venture support system 10 will be explained.

[0076] [An example of the flow of a real estate joint venture] Figures 7 and 8 are flowcharts illustrating an example of the flow of a real estate joint venture in this embodiment. Figures 1 to 8 will be referred to as appropriate in the following description. Furthermore, in this embodiment, the real estate joint venture support method is implemented by operating the real estate joint venture support device 11. Therefore, the description of the real estate joint venture support method in this embodiment will be replaced by the following description of operation.

[0077] In a real estate joint venture, first, the real estate operator 201 receives information about property 1 from the information owner 202 via the information owner terminal 22 or telephone (Step S1). Next, the real estate operator 201 meets with the information owner 202 to confirm the intentions of the landowner 203, etc. (Step S2).

[0078] If, as a result of the interview, information owner 202 agrees to provide real estate operator 201 with more detailed information about property 1 and information owner 202 (YES in step S3), an information disclosure consent form will be signed (step S4), and the information will be provided to real estate operator 201 (step S5). If the above consent is not given (NO in step S3), the real estate joint venture will be terminated.

[0079] When the real estate business operator 201 inputs the information provided based on the information disclosure consent form into the real estate business operator terminal 21, the information is received by the reception unit 12 of the support device 11, and the evaluation value calculation unit 15 calculates the evaluation value V10 based on this information (step S6). When the evaluation value calculation unit 15 calculates the evaluation value V10, at least one of the following is selected as an evaluation element E2 of the information owner 202: for example, income, assets, liabilities, enthusiasm for the joint venture, age, health status, and the result of the real estate appraisal. The evaluation value V10 is then calculated based on the selected evaluation element E2. At this time, when calculating the evaluation value V10, the evaluation value calculation unit 15 may set the weight of some of the evaluation elements E2 to be greater than the weight of other evaluation elements E2.

[0080] Next, the compensation proposal support unit 16 creates a compensation proposal based on the evaluation value V10 (step S7). At this time, the compensation proposal support unit 16 proposes, for example, the investment ratio of the joint venture, the business form of the joint venture, the profit sharing, and at least one of the contract termination clauses based on the evaluation value V10.

[0081] When the Treatment Proposal Support Department 16 makes a proposal to determine the proportion of the building 3 constructed in the joint venture that information owners 202 will own or lease as profit sharing, the higher the evaluation value V10, the higher the proportion that information owners 202 may be allocated.

[0082] Next, the draft creation support unit 17 presents the format of the proposal document 211 when the real estate business operator terminal 21 is operated (Step S8). Based on the created compensation proposal and the format of the proposal document 211, the real estate business operator 201 creates a joint venture proposal to present to the information owner 202 (Step S9). Next, the information owner 202 and the real estate business operator 201 hold discussions based on the proposal document 211, mutually share the benefits of the joint venture, and decide on the investment ratio, the form of the joint venture, etc. (Step S10).

[0083] If an agreement cannot be reached as a result of the negotiations (NO in step S11), the real estate joint venture will be terminated. On the other hand, if an agreement is reached (YES in step S11), based on the results of the negotiations, the information owner 202 and the real estate developer 201 will create a joint venture agreement 212 for real estate development and conclude the joint venture agreement (step S12).

[0084] Next, the real estate business operator 201 provides the schedule to the schedule management support unit 18 via the real estate business operator terminal 21 in accordance with the contract (step S13). Based on the given schedule (process details and the corresponding dates for each process), the schedule management support unit 18 causes the real estate business operator terminal 21 to display a prompt (a first prompt and at least one of the second to fourth prompts) prompting the information owner 202 to send a progress report 213 at a predetermined time (step S14).

[0085] Real estate business operator 201 prepares a progress report 213 at a predetermined time (step S15). At this time, real estate business operator 201 requests a draft 213a of the progress report 213 for individuals or corporations from the progress report preparation support unit 19, and can have the draft 213a displayed on the real estate business operator terminal 21. Real estate business operator 201 completes the progress report 213 by filling in the necessary information on the draft 213a.

[0086] Real estate operator 201 sends the completed progress report 213 to information owner 202 (step S16).

[0087] Until the completion of Building 3 under the joint venture (NO in step S17), the real estate operator 201 receives schedule management support from the schedule management support unit 18 through the above-mentioned display on the real estate operator terminal 21 (step S14), and repeatedly creates a progress report 213 at predetermined times (step S15) and sends it to the information owner 202 (step S16).

[0088] When the building is completed (YES in step S17), the developed property 1 is sold (step S18). The profits from the sale are distributed to the property developer 201 and the information owner 202 in accordance with the joint venture agreement (step S19), and the joint venture is completed.

[0089] [effect] As described above, according to this embodiment, the schedule management support unit 18 manages the schedule, such as displaying a schedule for the real estate business operator 201 to send a progress report 213 to the information owner 202 at a predetermined timing in the joint venture. This allows the real estate business operator 201 to send the progress report 213 to the information owner 202 at an appropriate time, and enables smoother communication with the information owner 202. Therefore, even if the seller (landowner 203 or intermediary 204) is an individual or a relatively small company, the joint venture with the real estate business operator 201 can be carried out more smoothly.

[0090] Furthermore, according to this embodiment, the schedule management support unit 18 can prompt the real estate business operator terminal 21 to create a progress report 213 prior to a predetermined timing. With this configuration, the real estate business operator 201 can be made aware in advance of the timing to create and submit the progress report 213, thereby preventing the failure to send the progress report 213.

[0091] Furthermore, according to this embodiment, the schedule management support unit 18 can cause the real estate business operator terminal 21 to display a prompt to confirm whether or not a progress report has been sent to the information owner 202 at a predetermined time. With this configuration, the real estate business operator 201 can be made aware of whether or not there have been any omissions in creating and submitting the progress report 213, thereby suppressing omissions in sending the progress report 213.

[0092] Furthermore, according to this embodiment, the schedule management support unit 18 can vary predetermined timings depending on the information owner 202. With this configuration, the timing for sending the progress report 213 can be set according to the information owner 202, allowing the joint project between the information owner 202 and the real estate business operator 201 to proceed more smoothly.

[0093] Furthermore, according to this embodiment, the schedule management support unit 18 can prompt the real estate business operator terminal 21 to display a message prompting it to differentiate the progress report content depending on whether the information owner 202 is an individual or a corporation. With this configuration, progress reports can be made in a more appropriate style according to the characteristics of the information owner 202. Therefore, joint projects between the information owner 202 and the real estate business operator 201 can be carried out more smoothly.

[0094] Furthermore, according to this embodiment, the evaluation value calculation unit 15 selects at least one of the following as evaluation elements E2: the information owner's income, assets, liabilities, enthusiasm for the joint venture, age, health status, and the results of the real estate appraisal. Based on the selected evaluation elements E2, it calculates an evaluation value V10. This configuration allows for the evaluation of the information owner 202 using relatively objective indicators, enabling the real estate business operator 201 to evaluate the information owner 202 more fairly.

[0095] Furthermore, according to this embodiment, when calculating the evaluation value V10, the evaluation value calculation unit 15 sets the weight (coefficient cn) of some evaluation elements E2 to be larger than the weight (coefficient cn) of other evaluation elements E2. With this configuration, it is possible to prioritize the evaluation elements E2 that are of higher importance and reflect them in the evaluation value V10, thereby enabling the calculation of an evaluation value V10 that is more realistic.

[0096] Furthermore, according to this embodiment, the treatment proposal support unit 16 can propose at least one of the investment ratio of the joint venture, the business form of the joint venture, the profit sharing, and the contract termination clause based on the evaluation value V10. With this configuration, when the real estate operator 201 proposes a joint venture to the information owner 202, it is possible to make a more objective proposal.

[0097] Furthermore, according to this embodiment, when the compensation proposal support unit 16 makes a proposal to determine the proportion of the building 3 constructed in the joint venture that information owners 202 will own or lease as profit distribution, the higher the evaluation value V10, the higher the proportion the information owners 202 will receive. With this configuration, more in-kind benefits can be provided to information owners 202, who are less likely to cause problems with in-kind benefits.

[0098] Embodiments of the present invention have been described above. However, the present invention is not limited to the embodiments described above. Various modifications are possible to the present invention as long as they are described in the claims. In the following, configurations different from the embodiments described above will be mainly described, and similar configurations will be denoted by the same reference numerals in the figures and detailed descriptions will be omitted.

[0099] [First variation] In the above-described embodiment, a configuration in which the support device 11 does not specifically involve AI (Artificial Intelligence) was explained as an example. However, this is not required. Figure 9 shows a first modified example of the real estate joint venture support system 10. As shown in Figure 9, the support device 11 may also use an AI device 30.

[0100] The AI ​​device 30 is connected to the support device 11 via the network 5. The AI ​​device 30 may also be connected to the real estate business terminal 21 via the network 5. The AI ​​device 30 includes an AI model 31. Based on instructions (prompts) and information provided by the real estate business terminal 21 or the support device 11, the AI ​​model 31 generates an answer to a given task and outputs this answer to the real estate business terminal 21 or the support device 11. The AI ​​model 31 is a generative AI (Artificial Intelligence). The AI ​​model 31 includes a Large Language Model (LLM).

[0101] Large-scale language models, for example, perform tokenization to break down the input sentence into its smallest units, understand the context by calculating the relationship between each token in the prompt, extract features (encode), predict the next token (decode), and output the probability of the next token in the input sentence.

[0102] Examples of configurations with large-scale language models include ChatGPT®, PaLM, LaMDA, LLaMa, Claude®, OpenCALM, and Alpaca. The AI ​​model 31 only needs to be able to output answers to tasks (requests) from the real estate business operator terminal 21 or support device 11, and its specific configuration is not limited.

[0103] In this modified version, the AI ​​model 31 performs processing related to at least one of the proposal creation support unit 13 and the progress reporting support unit 14.

[0104] When the AI ​​device 30 performs at least a part of the processing in the evaluation value calculation unit 15 of the proposal creation support unit 13, the evaluation value calculation unit 15 outputs the selected evaluation element E2 to the AI ​​model 31.

[0105] The AI ​​model 31 may calculate individual provisional evaluation values ​​V11, individual evaluation values ​​V12, and evaluation values ​​V10 in the same manner as described in the embodiment. Alternatively, the AI ​​model 31 may be a trained model by learning the calculation method and results of evaluation values ​​V10 related to past joint projects as training data. In this case as well, the AI ​​model 31 calculates the evaluation value V10 using the selected evaluation elements. The evaluation value calculation unit 15 only needs to instruct the AI ​​model 31 to calculate the evaluation value V10 using the above-described content as a prompt (instruction statement).

[0106] Furthermore, if the AI ​​device 30 performs at least a part of the processing in the treatment proposal support unit 16 of the proposal creation support unit 13, the treatment proposal support unit 16 instructs the AI ​​model 31 to set and propose the treatment content in the same manner as described in the embodiment.

[0107] Furthermore, if the AI ​​device 30 performs at least part of the processing in the draft creation support unit 17 of the proposal creation support unit 13, the draft creation support unit 17 instructs the AI ​​model 31 to create a draft of the proposal 211 containing the treatment proposal created in the treatment proposal support unit 16.

[0108] Furthermore, if the AI ​​device 30 performs at least a portion of the processing in the schedule management support unit 18 of the progress reporting support unit 14, the schedule management support unit 18 instructs the AI ​​model 31 to perform the processing in the schedule management support unit 18 as described in the embodiment.

[0109] Furthermore, if the AI ​​device 30 performs at least part of the processing in the progress report creation support unit 19 of the progress report support unit 14, the progress report creation support unit 19 instructs the AI ​​model 31 to use a document 213a that corresponds to whether the information owner 202 is an individual or a corporation. The progress report creation support unit 19 further instructs the AI ​​model 31 to fill in the blanks in the document 213a based on the information entered from the real estate business operator terminal 21 regarding the joint venture, and to output the created document 213a to the real estate business operator terminal 21.

[0110] In this way, by having the AI ​​model 31 perform at least a portion of the processing that the support device 11 should perform, the amount of manual work that the real estate business operator 201 has to do can be reduced, and the productivity of the joint venture can be increased.

[0111] [Other variations] (1) In the above-described embodiment, the schedule management support unit 18 is configured to display the schedule set in the schedule management software on the real estate business terminal 21, but it does not have to be in this configuration. For example, the schedule management support unit 18 only needs to be programmed to notify the real estate business terminal 21 to create a progress report 213 at a predetermined timing in the schedule set on the real estate business terminal 21, and the specific configuration is not limited.

[0112] (2) In addition, in the configuration of the above-described embodiment or modified example, the support device 11 may issue an invitation to the information owner 202 to a community to which other information owners 202 who have previously or are currently engaged in other joint ventures with the real estate business operator 201 belong. This community is, for example, a homepage accessible via the internet, and the support device 11 includes a login information issuing unit that issues an ID and password to the information owner terminal 22 for logging into the member-only site. With such a configuration, the information owner 202 can maintain contact with the real estate business operator 201 even after the completion of the joint venture, and can also have the opportunity to exchange information with other information owners 202 in other joint ventures. As a result, the real estate business operator 201 can increase the customer satisfaction of the information owner 202 and have more opportunities to obtain real estate information that can serve as the basis for new joint ventures.

[0113] (3) In addition, in the configuration of the above-described embodiment or modified example, the proposal creation support unit 13 or the progress report support unit 14 may be omitted in the support device 11.

[0114] [program] An example of a program in this embodiment is a program that causes a computer to execute steps S6 to S8 and S14, etc., as shown in Figures 7 to 8. By installing and executing this program on a computer, a real estate joint venture support device 11 and a real estate joint venture support method can be realized. In this case, the computer's processor functions as a reception unit 12, a proposal creation support unit 13, and a progress report support unit 14, and performs processing.

[0115] Furthermore, the program in this embodiment may be executed by a computer system constructed from multiple computers. In this case, for example, each computer may function as one of the following: the reception unit 12, the proposal creation support unit 13, and the progress reporting support unit 14.

[0116] Here, an example of a computer that implements the real estate joint venture support device 11 (real estate joint venture support method) by executing the program in this embodiment will be described using Figure 10. Figure 10 is a block diagram showing an example of a computer that implements the real estate joint venture support device 11.

[0117] As shown in Figure 10, the computer 110 comprises a CPU (Central Processing Unit) 111, main memory 112, storage device 113, input interface 114, display controller 115, data reader / writer 116, and communication interface 117. Each of these components is connected to the others via a bus 121, enabling data communication.

[0118] Furthermore, the computer 110 may include a GPU (Graphics Processing Unit) or an FPGA (Field-Programmable Gate Array) in addition to, or instead of, the CPU 111. In this embodiment, the GPU or FPGA can execute the program in the embodiment.

[0119] The CPU 111 loads the program in the embodiment, which consists of a set of codes stored in the storage device 113, into the main memory 112, and performs various calculations by executing each code in a predetermined order. The main memory 112 is typically a volatile storage device such as DRAM (Dynamic Random Access Memory).

[0120] Furthermore, the program in this embodiment may be provided stored on a computer-readable recording medium 120. The program in this embodiment may also be distributed over the Internet via a communication interface 117.

[0121] Furthermore, specific examples of the storage device 113 include hard disk drives and semiconductor storage devices such as flash memory. The input interface 114 mediates data transmission between the CPU 111 and input devices 118 such as a keyboard and mouse. The display controller 115 is connected to the display device 119 and controls the display on the display device 119.

[0122] The data reader / writer 116 mediates data transmission between the CPU 111 and the recording medium 120, reads programs from the recording medium 120, and writes processing results from the computer 110 to the recording medium 120. The communication interface 117 mediates data transmission between the CPU 111 and other computers.

[0123] Furthermore, specific examples of the recording medium 120 include general-purpose semiconductor memory devices such as CF (Compact Flash®) and SD (Secure Digital), magnetic recording media such as Flexible Disks, or optical recording media such as CD-ROMs (Compact Disk Read Only Memory).

[0124] Furthermore, the real estate joint venture support device 11 in this embodiment can be implemented not by a computer with a program installed, but by using hardware corresponding to each part, such as electronic circuits. Moreover, the real estate joint venture support device 11 may be partially implemented by a program and the remaining part by hardware. In this embodiment, the computer is not limited to the computer shown in Figure 10. [Industrial applicability]

[0125] The present invention can be applied as a real estate joint venture support device, a real estate joint venture support method, and a program. [Explanation of Symbols]

[0126] 1. Real Estate 3. Buildings 11. Real Estate Joint Venture Support System 14. Progress Reporting Support Department 15. Evaluation Value Calculation Unit 16. Treatment Proposal Support Department 18. Schedule Management Support Department 21. Real estate business terminal (designated terminal) 201 Real Estate Businesses 202 Information owner 203 Landlord E2 Evaluation Factors

Claims

1. A real estate joint venture support device used when a real estate business operator conducts a joint venture for the real estate development of the said real estate with the owner of information on the said real estate as a joint venture partner, The system includes a progress reporting support unit to assist the real estate operator in reporting the progress of the joint venture to the information owner, The progress reporting support unit is equipped with a schedule management support unit that assists in managing the schedule for the real estate business operator to send the progress report to the information owner at a predetermined time in the joint venture, in a real estate joint venture support device.

2. The real estate joint venture support device according to claim 1, wherein the schedule management support unit is configured to cause a designated terminal to display a message prompting the creation of the progress report prior to the designated timing.

3. The real estate joint venture support device according to claim 1, wherein the schedule management support unit is configured to cause a designated terminal to display a message prompting confirmation of whether or not the progress report has been submitted at the predetermined timing.

4. The real estate joint venture support device according to claim 1, wherein the schedule management support unit causes the predetermined timing to differ according to the information owner.

5. The real estate joint venture support device according to claim 1, wherein the schedule management support unit is configured to cause a predetermined terminal to display a prompt to differentiate the progress report content depending on whether the information owner is an individual or a corporation.

6. A valuation value calculation unit used to conclude a joint venture agreement between the real estate business operator and the information owner, further comprising a valuation value calculation unit for calculating the information owner's valuation value, The real estate joint venture support device according to claim 1, wherein the evaluation value calculation unit selects at least one of the information owner's income, assets, liabilities, enthusiasm for the joint venture, age, health status, and the appraisal result of the real estate as evaluation elements, and calculates the evaluation value based on the selected evaluation elements.

7. The real estate joint venture support device according to claim 6, wherein the evaluation value calculation unit sets the weight of some of the evaluation elements to be greater than the weight of other evaluation elements when calculating the evaluation value.

8. Furthermore, the department is equipped with a treatment proposal support unit to assist in proposing treatment to the aforementioned information owners. The real estate joint venture support device according to claim 6, wherein the compensation setting support unit proposes at least one of the investment ratio of the joint venture, the business form of the joint venture, the profit distribution, and the contract termination clause based on the evaluation value.

9. The real estate joint venture support device according to claim 8, wherein the treatment setting support unit, when setting the proportion of the building constructed in the joint venture that is owned or leased by the information owner as profit distribution, increases the proportion for the information owner as the evaluation value is higher.

10. A method for supporting joint real estate ventures used when a real estate business operator conducts a joint real estate development project of the aforementioned real estate with an information owner of the real estate as a joint venture operator, The system includes a progress reporting support step to assist the real estate operator in reporting the progress of the joint venture to the information owner, The aforementioned progress reporting support step is a real estate joint venture support method in which a computer manages the schedule for the real estate business operator to send the progress report to the information owner at a predetermined time in the joint venture.

11. A program used when a real estate business operator conducts a joint venture for the real estate development of the aforementioned real estate, with the information owner of the real estate as a joint venture partner, On the computer, To support the real estate operator in reporting the progress of the joint venture to the information owner, a progress reporting support step is performed. The progress reporting support step is a program that includes a schedule management step for the real estate operator to send the progress report to the information owner at a predetermined time in the joint venture.

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