Land valuation device and land valuation program

Abstract

To evaluate land that is adjacent to multiple railway lines. [Solution] The land valuation device 200 includes a calculation means 210 for calculating a hypothetical regular-shaped plot of land using the coordinates of the land's outline and the coordinates of the road adjacent to the road, a means 210 for determining the depth price correction rate of the front road, a calculation means 210 for calculating the basic road value, a means 210 for determining the depth price correction rate of the rear road, a means 210 for determining the two-sided road influence addition rate, a means 210 for determining the frontage distance of the rear road, a calculation means 210 for calculating the frontage distance of the hypothetical regular-shaped plot of land on the rear road, a calculation means 210 for calculating the additional amount for the rear road, a calculation means 210 for adding the additional amount for the rear road to the basic road value, and a calculation means 210 for calculating the land valuation amount by multiplying by the land area.

Description

Technical Field

[0001] The present invention relates to a land evaluation apparatus and a land evaluation program, and more specifically, to a land evaluation apparatus and a land evaluation program for calculating the assessed value of a land that abuts a plurality of roads.

Background Art

[0002] Conventionally, numerous land evaluation systems for calculating the tax base for real estate such as inheritance tax and fixed asset tax have been proposed (for example, see Patent Document 1).

[0003] In the land evaluation system according to Patent Document 1, the evaluation points of a land parcel are automatically calculated using a computer, based on land parcel map information including land parcel information and road map information including road information associated with road valuations. In this land evaluation system, by associating the road information of roads adjacent to the land parcel with the land parcel information, land parcel conditions including the frontage-related land parcel condition of the land parcel are derived, the correction rate for the evaluation points of the land parcel is derived based on the land parcel conditions, and the evaluation points of the land parcel are calculated using the land parcel conditions, the correction rate and the road valuation to perform land evaluation.

[0004] Here, the land to be evaluated is not necessarily limited to a land that abuts only one road, and often abuts a plurality of roads. For example, when the land to be evaluated is a land located at a corner lot or a quasi-corner lot, the unit price per square meter is obtained by adding a price that takes into account the road valuation of the side road to the price when the residential land abuts only the front road, and the assessed value of the land is calculated (for example, see Non-Patent Document 1).

[0005] Note that a corner lot means a land where the front and side of the land abut roads at a location where two roads intersect or connect like a T-junction. A quasi-corner lot means a land located inside one bent L-shaped road, which abuts each side of the L-shaped road.

[0006] Furthermore, if the land being appraised is not a corner lot or a quasi-corner lot, but is adjacent to a road on both its front and back sides, the land's appraised value is calculated by adding the road value of the back road (two-sided road) to the price of the land adjacent only to the front road, thereby determining the unit price per square meter (see, for example, Non-Patent Document 2). [Prior art documents] [Patent Documents]

[0007] [Patent Document 1] Japanese Patent Publication No. 2002-236734 [Non-patent literature]

[0008] [Non-Patent Document 1] "Calculation Example of Side-Road Influence Addition - In the Case of Irregularly Shaped Land", [online], National Tax Agency, [Accessed March 1, 2025], Internet<URL:https: / / www.nta.go.jp / law / shitsugi / hyoka / 03 / 24.htm> [Non-Patent Document 2] "Method for calculating the impact of two-way routes", [online], National Tax Agency, [Accessed March 1, 2025], Internet<URL:https: / / www.nta.go.jp / law / shitsugi / hyoka / 03 / 25.htm> [Overview of the project] [Problems that the invention aims to solve]

[0009] On the other hand, the land subject to land valuation is not necessarily a regular shape such as a rectangle or square; it is often an irregular shape. When the land subject to valuation is an irregular shape, it is necessary to first determine a hypothetical regular-shaped plot of land that surrounds the entire irregular plot and consists of rectangular or square plots facing a road, and then calculate the unit price per square meter that takes the irregular shape into account, and then value the land.

[0010] In particular, for land bordering multiple roads, it becomes necessary to determine the assumed regular shape of the land before calculating the price, considering the road value of the side roads and the road value of the back roads (two roads).

[0011] However, conventional land valuation systems did not easily automatically calculate assumed rectangular plots of land, making it difficult to calculate the price of land bordering multiple roads based on these assumed rectangular plots.

[0012] This invention has been made in view of the above circumstances, and aims to provide a land evaluation device and a land evaluation program that can evaluate land adjacent to multiple railway lines. [Means for solving the problem]

[0013] To solve the above problems, the land evaluation device according to the present invention provides a land evaluation device for land that is adjacent to a front road and a back road, and based on information of a plurality of outline coordinates for identifying the outer shape of the land to be evaluated, and information of two road coordinates which are any of the plurality of outline coordinates and form one side of the outer shape and are adjacent to a predetermined road, an XY plane coordinate is set with one of the two road coordinates as the origin, the line passing through the two road coordinates as the X axis, and the line passing through the origin and intersecting the X axis perpendicularly as the Y axis, and the plurality of outline coordinates A means for calculating a rectangular plot of land defined by connecting four lines, which are arranged in an XY plane coordinate system, and which define a rectangular plot of land as a hypothetical rectangular plot, and which includes a first line parallel to the X-axis that includes the coordinate where the Y value is maximized among the multiple outline coordinates arranged in the XY plane coordinate system, a second line perpendicular to the X-axis that includes the coordinate where the X value is maximized among the multiple outline coordinates arranged in the XY plane coordinate system, a third line perpendicular to the X-axis that includes the coordinate where the X value is minimized among the multiple outline coordinates arranged in the XY plane coordinate system, and the X-axis, and which define one side of the outline shape A front road depth distance calculation means calculates the depth distance relative to the front road from the assumed rectangular land for the front road calculated by the assumed rectangular land for the front road, by using the information of the coordinates of two front roads adjacent to the front road as the information of the two road coordinates, a front road depth distance calculation means that determines the depth price correction rate for the front road based on the front road depth distance, and a base road that calculates the base road value by multiplying the road value of the front road by the depth price correction rate for the front road. A value calculation means; a rear road depth distance calculation means that calculates the depth distance to the rear road from the assumed rectangular land for the rear road calculated by the assumed rectangular land calculation means by using the information of two rear road coordinates that form one side of the outer shape and are in contact with the rear road as the information of the two road coordinates; a rear road depth price adjustment rate calculation means that determines the rear road depth price adjustment rate in the rear road based on the rear road depth distance; and a two-road influence addition rate calculation means that determines the two-road influence addition rate of the land to be evaluated.A means for calculating the frontage distance for the back road, which determines the frontage distance of the portion of the land to be evaluated that abuts the back road, based on the two back road coordinates, and a means for calculating the frontage distance for the back road and assumed rectangular plot, which abuts the back road, in the assumed rectangular plot for the back road calculated by the assumed rectangular plot calculation means, and calculates the frontage distance for the back road and assumed rectangular plot, which abuts the back road and assumed rectangular plot, and calculates the frontage distance for the back road and assumed rectangular plot, based on the road value of the back road, the back road depth price adjustment rate, the two-sided road influence addition rate, and the back road frontage distance The system is characterized by comprising: a rear road addition amount calculation means that calculates the additional amount for the rear road as the rear road addition amount by multiplying the value obtained by and by dividing by the rear road frontage distance for the assumed regular-shaped plot; a unit price calculation means that calculates the price per square meter of the land to be evaluated by adding the rear road addition amount to the basic road value; and an evaluation amount calculation means that calculates the evaluation amount of the land to be evaluated by multiplying the price per square meter calculated by the unit price calculation means by the area of ​​the land to be evaluated.

[0014] To solve the above problems, the land evaluation device according to the present invention provides a land evaluation device for land that is adjacent to a front road and a side road, and based on information of a plurality of outline coordinates for identifying the outer shape of the land to be evaluated, and information of two road coordinates which are any of the plurality of outline coordinates and form one side of the outer shape and are adjacent to a predetermined road, an XY plane coordinate is set with one of the two road coordinates as the origin, the line passing through the two road coordinates as the X axis, and the line passing through the origin and intersecting the X axis perpendicularly as the Y axis, and the plurality of outline coordinates A means for calculating a rectangular plot of land defined by connecting four lines: a first line parallel to the X-axis and containing the coordinate where the Y value is maximized among the multiple outline coordinates arranged in the XY-plane coordinate system; a second line perpendicular to the X-axis and containing the coordinate where the X value is maximized among the multiple outline coordinates arranged in the XY-plane coordinate system; a third line perpendicular to the X-axis and containing the coordinate where the X value is minimized among the multiple outline coordinates arranged in the XY-plane coordinate system; and the X-axis; and the calculation means for calculating a rectangular plot of land defined by connecting these four lines, and the outline of the plot of land. A front road depth distance calculation means calculates the depth distance relative to the front road from the assumed rectangular land for the front road calculated by the assumed rectangular land calculation means by using the information of the coordinates of two front roads that form an edge and are adjacent to the front road as the information of the two road coordinates, and calculates the depth distance relative to the front road as the front road depth distance, and calculates the depth price correction rate for the front road based on the front road depth distance, and calculates the base road value as the base road value by multiplying the road value of the front road by the depth price correction rate for the front road A means for calculating the basic land value, and a means for calculating the depth distance to the side road from the assumed regular-shaped land for the side road calculated by the assumed regular-shaped land calculation means, by using the information of the coordinates of two side roads that form one side of the outer shape and are adjacent to the side road as the information of the two road coordinates, a means for calculating the depth distance to the side road from the assumed regular-shaped land for the side road calculated by the assumed regular-shaped land calculation means, a means for calculating the side road depth price adjustment rate for the side road based on the side road depth, and a means for calculating the side road depth price adjustment rate for the side road in the side road based on whether the land to be evaluated is a corner lot or a quasi-corner lot.A means for calculating the side road influence addition rate, a means for calculating the side road influence addition rate, a means for calculating the side road frontage distance of the portion of the land to be evaluated that abuts the side road based on the two side road coordinates, a means for calculating the side road / assumed rectangular land frontage distance of the assumed rectangular land abutting the side road in the assumed rectangular land for the side road calculated by the assumed rectangular land calculation means, and a means for calculating the side road / assumed rectangular land frontage distance, and the side road depth price adjustment rate and the side road influence addition rate to the road value of the side road The system is characterized by comprising: a side road addition amount calculation means that calculates the additional amount for the side road as the side road addition amount by multiplying the rate by the frontage distance for the side road and dividing the value obtained by the frontage distance for the side road and the assumed rectangular plot by the frontage distance for the side road; a unit price calculation means that calculates the price per square meter of the land to be evaluated by adding the side road addition amount to the basic road value; and an evaluation amount calculation means that calculates the evaluation amount of the land to be evaluated by multiplying the price per square meter calculated by the unit price calculation means by the area of ​​the land to be evaluated.

[0015] Furthermore, in the above-described land valuation device, the land to be valued is land that abuts the front road, the back road, and the side road, and the information of the coordinates of two side roads that form one side of the outer shape and abut the side road is used as the information of the two road coordinates, and the depth distance relative to the side road is calculated as the depth distance for the side road from the assumed regular-shaped land for the side road calculated by the assumed regular-shaped land calculation means, the depth price correction rate for the side road is calculated based on the depth distance for the side road, the depth price correction rate for the side road is calculated based on the depth distance for the side road, the depth price correction rate for the side road is calculated based on the depth distance for the side road, the depth price correction rate for the side road is calculated based on the depth distance for the side road, the depth price correction rate for the side road is calculated based on whether the land to be valued is a corner lot or a quasi-corner lot, the influence addition rate for the side road is calculated based on the coordinates of the two side roads, the frontage distance for the part of the land to be valued that abuts the side road is calculated as the frontage distance for the side road, and the assumed regular-shaped land The system includes a side road / presumed regular-shaped plot frontage distance calculation means that calculates the frontage distance of the assumed regular-shaped plot adjacent to the side road as the side road / presumed regular-shaped plot frontage distance in the assumed regular-shaped plot for the side road calculated by the land calculation means, and a side road addition amount calculation means that calculates the addition amount for the side road as the side road addition amount by multiplying the road value of the side road by the side road depth price adjustment rate, the side road influence addition rate, and the side road frontage distance, and then dividing the value by the side road / presumed regular-shaped plot frontage distance, the unit price calculation means calculates the price per square meter of the land to be evaluated by adding the back road addition amount and the side road addition amount to the basic road value, and the evaluation amount calculation means calculates the evaluation amount of the land to be evaluated by multiplying the price per square meter calculated by the unit price calculation means by the area of ​​the land to be evaluated.

[0016] Furthermore, in the land evaluation device described above, the plurality of external coordinates may be set by specifying coordinates for identifying the external shape using an input means with respect to a map image of the land to be evaluated displayed on a display means.

[0017] To solve the above problems, the land evaluation program according to the present invention provides a land evaluation program for land that is adjacent to a front road and a back road, and based on information of multiple outline coordinates for identifying the outer shape of the land to be evaluated, and information of two road coordinates which are any of the multiple outline coordinates and form one side of the outer shape and are adjacent to a predetermined road, the program causes the computer to set an XY plane coordinate system in which one of the two road coordinates is the origin, the line passing through the two road coordinates is the X-axis, and the line passing through the origin and intersecting the X-axis perpendicularly is the Y-axis. A function for calculating assumed rectangular plots of land, which is defined by connecting four lines: a first line parallel to the X-axis that includes the coordinate with the maximum Y value among the multiple outline coordinates arranged in the XY-plane coordinate system; a second line perpendicular to the X-axis that includes the coordinate with the maximum X value among the multiple outline coordinates arranged in the XY-plane coordinate system; a third line perpendicular to the X-axis that includes the coordinate with the minimum X value among the multiple outline coordinates arranged in the XY-plane coordinate system; and the X-axis; and by using the information of the two front road coordinates that form one side of the outline and are adjacent to the front road as the information of the two road coordinates, the depth distance from the assumed rectangular plot for the front road calculated by the assumed rectangular plot calculation function to the front road A function for calculating the depth distance for the front road, which is calculated as the depth distance for the line; a function for calculating the depth price adjustment rate for the front road, which is calculated based on the depth distance for the front road; a function for calculating the base road value, which is calculated by multiplying the road value of the front road by the depth price adjustment rate for the front road; a function for calculating the depth distance for the back road, which is calculated from the assumed rectangular land for the back road calculated by the assumed rectangular land calculation function, by using the information of the coordinates of two back roads that form one side of the outer shape and are adjacent to the back road as the information of the two road coordinates; and a function for calculating the depth price adjustment rate for the back road, which is calculated based on the depth distance for the back road, which is calculated based on the depth distance for the back road.A function for calculating the two-sided road influence addition rate for the land to be evaluated, a function for calculating the frontage distance of the portion of the land to be evaluated that abuts the back road, based on the coordinates of the two back roads, a function for calculating the frontage distance of the portion of the land to be evaluated that abuts the back road, and a function for calculating the frontage distance of the back road and assumed rectangular land, based on the assumed rectangular land for the back road calculated by the assumed rectangular land calculation function, and calculating the frontage distance of the assumed rectangular land that abuts the back road, and the frontage distance of the back road and assumed rectangular land, and the back road depth price adjustment rate and the two-sided The system is characterized by the implementation of a function to calculate the additional amount for the back road by multiplying the road influence addition rate by the frontage distance for the back road, and then dividing the result by the frontage distance for the back road and the assumed rectangular plot; a unit price calculation function that calculates the price per square meter of the land to be evaluated by adding the back road addition amount to the basic road value; and an evaluation value calculation function that calculates the evaluation value of the land to be evaluated by multiplying the price per square meter calculated by the unit price calculation function by the area of ​​the land to be evaluated.

[0018] Furthermore, in order to solve the above problems, the land evaluation program according to the present invention provides a program for evaluating land that is adjacent to a front road and a side road, and based on information of a plurality of outline coordinates for identifying the outer shape of the land to be evaluated, and information of two road coordinates which are any of the plurality of outline coordinates and form one side of the outer shape and are adjacent to a predetermined road, the program provides the computer with a line passing through the two road coordinates as the origin and passing through the origin and perpendicular to the X-axis. A plane coordinate system is set with the Y-axis being the line that intersects the XY axis, and the multiple outline coordinates are placed on the XY plane coordinate system. Among the multiple outline coordinates placed on the XY plane coordinate system, a first line is set parallel to the X-axis and includes the coordinate where the Y value is maximized, a second line is set perpendicular to the X-axis and includes the coordinate where the X value is maximized, a third line is set perpendicular to the X-axis and includes the coordinate where the X value is minimized, and the X-axis is set to form four lines. A function for calculating a rectangular plot of land defined by connecting straight lines, and a function for calculating the depth distance relative to the front road from the assumed rectangular plot for the front road calculated by the assumed rectangular plot calculation function, by using the information of the coordinates of two front roads that form one side of the outer shape and are adjacent to the front road as the information of the two road coordinates, and a function for calculating the depth distance relative to the front road, based on the depth distance of the front road, and a function for calculating the depth price adjustment rate for the front road, based on the depth distance of the front road. A function for calculating the depth price adjustment rate for the road; a function for calculating the base road price by multiplying the road price of the front road by the depth price adjustment rate for the front road to calculate the base road price; and a function for calculating the depth distance for the side road by using the information of the coordinates of two side roads that form one side of the outer shape and are adjacent to the side road as the information of the two road coordinates, thereby calculating the depth distance for the side road from the assumed rectangular land for the side road calculated by the assumed rectangular land calculation means, as the depth distance for the side road. A function for calculating the side road depth price adjustment rate for the side road based on the depth distance for the side road; a function for calculating the side road influence addition rate based on whether the land to be evaluated is a corner lot or a quasi-corner lot; a function for calculating the side road frontage distance for the portion of the land to be evaluated that abuts the side road based on the coordinates of the two side roads; and a function for calculating the side road / assumed rectangular land frontage distance for the assumed rectangular land abutting the side road in the assumed rectangular land for the side road calculated by the assumed rectangular land calculation function. The system is characterized by providing a calculation function, a side road addition amount calculation function which calculates the addition amount for the side road as the side road addition amount by multiplying the road value of the side road by the depth price adjustment rate for the side road, the side road influence addition rate, and the frontage distance for the side road, and then dividing the result by the frontage distance for the side road and assumed regular-shaped plot; a unit price calculation function which calculates the price per square meter of the land to be evaluated by adding the side road addition amount to the basic road value; and an evaluation amount calculation function which calculates the evaluation amount of the land to be evaluated by multiplying the price per square meter calculated by the unit price calculation function by the area of ​​the land to be evaluated.

[0019] Furthermore, the above-described land valuation program is a land parcel that is adjacent to the front road, the back road, and the side road, and the computer uses the information of the coordinates of two side roads that form one side of the outer shape and are adjacent to the side road as the information of the two road coordinates, and calculates the depth distance relative to the side road from the assumed regular-shaped land for the side road calculated by the assumed regular-shaped land calculation means as the depth distance for the side road, a function to calculate the side road depth price correction rate for the side road based on the depth distance for the side road, a function to calculate the side road influence addition rate based on whether the land parcel to be valued is a corner lot or a quasi-corner lot, and a function to calculate the frontage distance of the portion of the land parcel to be valued that is adjacent to the side road based on the coordinates of the two side roads, and the above A function for calculating the frontage distance for a side road and a side road calculates the frontage distance of the side road and the side road in the assumed rectangular land for the side road calculated by the assumed rectangular land for the side road, and a function for calculating the frontage distance for a side road and an assumed rectangular land in the assumed rectangular land for the side road calculated by the assumed rectangular land for the side road, which is adjacent to the side road. The function for calculating the frontage distance for a side road calculates the additional amount for the side road by multiplying the road value of the side road by the depth price adjustment rate for the side road, the side road influence addition rate, and the frontage distance for the side road, and then dividing the result by the frontage distance for a side road and an assumed rectangular land in the side road. The system may also implement a function for calculating the additional amount for side roads, which is calculated as a calculated amount. In the unit price calculation function, the price per square meter of the land to be evaluated is calculated by adding the additional amount for back roads and the additional amount for side roads to the basic road value. In the evaluation amount calculation function, the evaluation amount of the land to be evaluated is calculated by multiplying the price per square meter calculated by the unit price calculation function by the area of ​​the land to be evaluated.

[0020] Further, in the above-described land evaluation program, the plurality of outer shape coordinates may be set by designating coordinates for specifying the outer shape on the map image of the land to be evaluated displayed on a display means using an input means. [Effects of the Invention]

[0021] According to the land evaluation apparatus and the land evaluation program of the present invention, it is possible to evaluate a land that abuts on a plurality of roads. [Brief Description of the Drawings]

[0022] [Figure 1] It is a diagram showing a schematic configuration of a land evaluation system. [Figure 2] It is a block diagram showing a schematic configuration of a client terminal and a server. [Figure 3] It is a flowchart showing information setting processing by a client control unit. [Figure 4] It is a diagram showing an example of a setting screen displayed on a display unit of the client terminal. [Figure 5] It is a flowchart showing calculation processing of a hypothetical shaped land by a server control unit.. [Figure 6] It is a diagram for explaining processing of calculating the hypothetical shaped land based on outer shape coordinate information, where (a) is a schematic diagram of the land to be evaluated, and (b) is a diagram showing outer shape coordinates and the first to third straight lines displayed on XY plane coordinates. [Figure 7] It is a flowchart showing front road determination processing by the server control unit. [Figure 8] It is a flowchart showing evaluation amount calculation processing by the server control unit. [Figure 9] It is a flowchart showing front road value calculation processing by the server control unit.. [Figure 10] It is a flowchart showing side road additional amount calculation processing by the server control unit. [Figure 11]This flowchart shows the calculation process for the two-way route surcharge by the server control unit. [Figure 12] (a) is a diagram showing an example of a corner lot, and (b) is a diagram showing a hypothetical regular-shaped lot calculated based on the roads adjacent at coordinates A1B1. [Figure 13] (a) is a diagram showing a hypothetical rectangular plot of land calculated based on the roads adjacent at coordinates A1D1, and (b) is a diagram showing an example of a case where the land to be evaluated is adjacent to a front road and a second road (back road). [Figure 14] (a) is a diagram showing a hypothetical rectangular plot of land calculated based on the roads adjacent at coordinates A2B2, and (b) is a diagram showing a hypothetical rectangular plot of land calculated based on the roads adjacent at coordinates C2D2. [Figure 15] This flowchart shows the calculation result display process performed by the client control unit. [Modes for carrying out the invention]

[0023] The land valuation device according to the present invention will be described in detail below, with the server and other components of the land valuation system shown as an example, using drawings. Figure 1 is a diagram showing the schematic configuration of the land valuation system. The land valuation system 100 has a server 200 that performs land valuation and a client terminal 300.

[0024] The client terminal 300 connects to the server 200 via the internet N. The client terminal 300 transmits information necessary for land valuation (land-related information) to the server 200, receives information related to the land valuation calculated by the server 200 (calculation result information), and displays it on the display device. Although only three client terminals 300 are shown in Figure 1 for the sake of explanation, the number of client terminals 300 connected to the server 200 is not particularly limited and may be less than three or four or more. Furthermore, the network used by the client terminal 300 to connect to the server 200 is not limited to the internet N, but may also be a WAN (Wide Area Network) or LAN (Local Area Network), etc.

[0025] The client terminal 300 is a digital device equipped with communication functions, and can include, for example, a smartphone, a tablet device, or a PC (personal computer) terminal.

[0026] As shown in Figure 2, the client terminal 300 comprises a client control unit 310 consisting of a CPU (Central Processing Unit), a client storage unit 320 consisting of semiconductor memory such as ROM (Read Only Memory) or RAM (Random Access Memory), a client communication unit 330 consisting of a communication interface, an input unit (input means) 340 consisting of a pointing device such as a touch panel, buttons, a keyboard, or a mouse, and a display unit (display means) 350 consisting of a liquid crystal display or an organic EL display. In this embodiment, a touch panel is used as an example of the input unit 340.

[0027] The client storage unit 320 stores a program that indicates the processing to be executed by the client control unit 310 (for example, processing based on the flowcharts in Figures 3 and 15). More specifically, the client storage unit 320 stores (installs) application software that allows the user to input and set information using the input unit 340 in relation to the information displayed on the display unit 350, and to send this information to the server 200, and to display the information obtained from the server 200 on the display unit 350. In the client terminal 300, the client control unit 310 reads the application software from the client storage unit 320 and performs information transmission and reception with the server 200 and information display processing on the display unit 350 according to the application software (program). The application software can be not only dedicated application software for land valuation, but also, for example, a general browser. In this embodiment, the case in which a browser is used as application software will be described.

[0028] The client communication unit 330 communicates with the server 200 based on communication standards such as short-range wireless (e.g., Wi-Fi®, Bluetooth®), long-range wireless (e.g., LTE, 5G), or wired communication.

[0029] The client control unit 310 executes the processing necessary for land evaluation based on the application software stored in the client storage unit 320. More specifically, the client control unit 310 transmits land-related information related to land evaluation, entered by the input unit 340 via the browser, to the server 200 using the client communication unit 330, and displays information related to land evaluation on the display unit 350 based on the calculation result information obtained from the server 200. The processing content of the client control unit 310 based on the application software will be described later.

[0030] The server 200 performs calculations necessary for land valuation based on land-related information obtained from the client terminal 300, and transmits the calculation results to the client terminal 300 as calculated result information.

[0031] As shown in Figure 2, the server 200 has a server control unit 210 consisting of a CPU (Central Processing Unit) and the like (means for calculating assumed rectangular plot size, depth distance for front road, depth price correction rate for front road, basic road value, depth distance for back road, depth price correction rate for back road, two-way road influence addition rate calculation means, frontage distance for back road, frontage distance for back road and assumed rectangular plot size, back road addition amount calculation means, depth distance for side road, depth price correction rate calculation means for side road, side road influence addition rate calculation means, frontage distance for side road, frontage distance for side road and assumed rectangular plot size, side road addition amount calculation means, unit price calculation means, valuation amount calculation means) 210, a server storage unit 220 consisting of semiconductor memory such as ROM (Read Only Memory) and RAM (Random Access Memory), and a server communication unit 230 consisting of a communication interface.

[0032] The server storage unit 220 stores a program (land valuation program) that shows the land valuation process executed by the server control unit 210 (for example, the process based on the flowcharts in Figures 5, 7 to 11). The server storage unit 220 also stores data necessary for the land valuation process. For example, data on nationwide road value information, data on irregular land correction rate tables, data on land area classification tables, data on depth price correction rate tables, data on lateral road influence addition rate tables, and data on two-sided road influence addition rate tables are stored in the server storage unit 220.

[0033] Furthermore, the server storage unit 220 stores land-related information acquired by means other than those of the client terminal 300. For example, the server storage unit 220 stores coordinate information that constitutes the outer shape of the land, which is acquired by photographing the land to be evaluated using an image acquisition device, as land-related information.

[0034] As an image acquisition device, for example, a digital camera, a 360-degree camera, or an unmanned aerial vehicle (drone (trademark registered)) can be used. When the land to be evaluated is photographed with the image acquisition device, the coordinate information of the shooting location (latitude, longitude, elevation) is simultaneously stored and acquired along with the overall image of the land to be evaluated.

[0035] Alternatively, a coordinate acquisition device may be used to acquire coordinate information of the land to be evaluated, and the acquired coordinate information may be stored in the server storage unit 220 as land-related information. For example, a total station can be used as the coordinate acquisition device. The coordinate acquisition device is equipped with an antenna that receives positioning signals (GNSS signals) from positioning satellites (GNSS satellites), and by processing the received signals from the antenna, it acquires coordinate information of the location where the coordinate acquisition device is installed.

[0036] The server communication unit 230 communicates with the client terminal 300 based on communication standards such as short-range wireless (e.g., Wi-Fi®, Bluetooth®), long-range wireless (e.g., LTE, 5G), or wired communication.

[0037] The server control unit 210 executes processing related to land valuation based on the program stored in the server storage unit 220. More specifically, the server control unit 210 calculates the assessed value of the target land based on land-related information already stored in the server storage unit 220 or land-related information obtained from the client terminal 300, and transmits the calculation result information, including the calculated assessed value, to the client terminal 300.

[0038] In this embodiment, the server control unit 210 will be described in a case where it calculates the assessed value of the target land based on land-related information acquired from the client terminal 300. However, if land-related information cannot be acquired from the client terminal 300, or if the accuracy of the land-related information acquired from the client terminal 300 is lower than the land-related information stored in the server storage unit 220, the server control unit 210 can also preferentially use the land-related information stored in the server storage unit 220 to calculate the assessed value of the target land.

[0039] Next, the information setting process for the client terminal 300 will be described. Figure 3 is a flowchart showing the information setting process in the client terminal 300. Figure 4 is an example of a setting screen displayed on the display unit 350 of the client terminal 300 during the information setting process.

[0040] When a user operates the input unit 340 to launch a browser and accesses a URL for inputting land-related information, the setting screen 351 for land-related information is displayed on the display unit 350 of the client terminal 300 (S.101). The setting screen 351 displays setting fields for inputting multiple pieces of information. Specifically, as shown in Figure 4, it displays setting fields 352a for land value information related to Route 1 and 353a for district classification information, setting fields 352b for land value information related to Route 2 and 353b for district classification information, and a map image (map information) 356 of the land subject to land valuation. As an example, the setting screen 351 shown in Figure 4 shows a case where two routes (Route 1 and Route 2) adjoin the land subject to land valuation, so two sets of setting fields 352a, 352b, 353a, and 353b are displayed for the land subject to land valuation. If three or more routes adjoin the land subject to land valuation, it is possible to display three or more sets of setting fields on the setting screen 351.

[0041] The user sets (inputs) the land value information and district classification information according to the setting screen 351 displayed on the display unit 350. The district classification information consists of seven types of district classifications: ordinary residential area, ordinary commercial / mixed-use residential area, office building area, high-density commercial area, downtown area, small and medium-sized factory area, and large factory area. The user can select and set any of the seven types of district classification information displayed by pressing the v icon in the setting fields 353a and 353b. In Figure 4, the setting fields 353a and 353b are set to "ordinary residential area" as the district classification information for Route 1 and Route 2.

[0042] Furthermore, the road value refers to the assessed value per square meter of land facing a road (route), and can be looked up using the "Road Value Map and Assessment Multiplier Table" on the National Tax Agency's website. Also, as mentioned above, the server storage unit 220 has data on road value information for the entire country pre-stored, so by accessing the server storage unit 220 of the server 200 and referring to the road value information stored in the server storage unit 220, it is possible to obtain the road value information for the land to be assessed. The user enters the assessed value per square meter (road value information) in the road value information setting fields 352a and 352b on the setting screen 351. In Figure 4, the setting fields 352a and 352b are set to an amount of 65,000 yen as the road value information for Route 1, and an amount of 50,000 yen as the road value information for Route 2.

[0043] Furthermore, the user sets multiple coordinates (outline coordinates) to identify the outer shape of the land to be evaluated by touching the map image 356 displayed on the display unit 350. Specifically, the user uses the input unit 340 to specify multiple points that form the outer shape of the land to be evaluated. In the setting screen 356 shown in Figure 4, as an example, the coordinates of four points A1 to D1 are set as outline coordinates (outline coordinate information). The user also sets route coordinates (route coordinate information) by selecting the coordinates that face a route from among the specified multiple outline coordinates (outline coordinate information).

[0044] In the setting screen 351 shown in the embodiment, as an example, the A1 and B1 coordinates are set as the route coordinates corresponding to route 1, and the A1 and D1 coordinates are set as the route coordinates corresponding to route 2. Therefore, the coordinate display field 354a for route 1 in the setting screen 351 shown in Figure 4 shows the set route coordinates A1B1, and the coordinate display field 355a for route 2 shows the set route coordinates A1D1. Immediately after the coordinate display fields 354a for route 1 and 355a for route 2 are set based on touch operation, the route setting fields 354b and 355b located next to them are blank.

[0045] After performing the various settings described above via touch operation, the user touches the route determination button 357 displayed on the display unit 350. The client control unit 310 of the client terminal 300 determines whether or not the route determination button 357 has been touched (S.102). If no touch operation has been performed (No in S.102), the same process is repeatedly executed until a touch operation is performed. On the other hand, if a touch operation has been performed (Yes in S.102), the client control unit 310 acquires the set district classification information, route value information, outline coordinate information, and route coordinate information (S.103), and checks whether there are any omissions (unset items, etc.) in all the acquired information (S.104).

[0046] If any of the acquired information is missing (unset item), for example, if the district classification is not selected, the land value is not entered, the outline coordinates are not set, or the route coordinates are not specified (No in S.104), the client control unit 310 returns the process to the display process of the settings screen (S.101) and prompts the user to re-enter the information. If there are no missing items in any of the information, including the district classification information, land value information, outline coordinate information, and route coordinate information (Yes in S.104), the client control unit 310 outputs this information as land-related information to the server 200 via the client communication unit 330 (S.105).

[0047] Subsequently, the client control unit 310 determines whether route determination information has been received from the server 200 via the client communication unit 330 (S.106). If route determination information is not received (No in S.106), the same process is repeated until route determination information is received. Route determination information refers to information about the main route determined by the server control unit 210 of the server 200, and specifically refers to information about whether route 1 or route 2 is the main route.

[0048] If route determination information is received (Yes in S.106), the client control unit 310 displays an indication that it is a front route in either the route setting field 354b for route 1 or the route setting field 355b for route 2, based on the received route determination information (S.107). In Figure 4, "Front Route" is displayed in the route setting field 354b for route 1. On the other hand, in the route setting field of a route that does not fall under the category of a front route (in Figure 4, the route setting field 355b for route 2), a v icon for selecting the type of route is displayed. By pressing the v icon, three options are displayed, and by selecting one of these options, the type of the remaining routes can be set. In the route setting field 355b according to this embodiment, one of the following can be selected: "Side Route: Corner Lot", "Side Route: Semi-Corner Lot", or "Two-Sided Route: Back". In Figure 4, the route setting field 355b shows the state where "Side Route: Corner Lot" is selected. The user presses the v icon to set the remaining route type (route type 2 in Figure 4), and then touches the "Start Calculation" button 358 displayed on the display unit 350.

[0049] The client control unit 310 of the client terminal 300 determines whether or not the "Start Calculation" button 358 has been touched (S.108). If no touch operation has been performed (No in S.108), the same process is repeated until a touch operation is performed. On the other hand, if a touch operation has been performed (Yes in S.108), the client control unit 310 obtains the set district classification information, land value information, outline coordinate information, and route coordinate information, as well as information on the remaining route types (route type information) (S.109), and checks whether there are any omissions (unset items) in all the obtained information (S.110).

[0050] If any of the acquired information is missing (unset items) (No in S.110), for example, if the user has not set the remaining route types, the client control unit 310 returns to the process of determining whether the "Start Calculation" button 358 has been touched (S.108) and prompts the user to set the route type information. If there are no missing items in any of the information, including district classification information, land value information, outline coordinate information, route coordinate information, and route type information (Yes in S.110), the client control unit 310 outputs this information as land-related information to the server 200 via the client communication unit 330 (S.111) and terminates the information setting process.

[0051] Next, we will explain the calculation process for the assumed rectangular plot size by the server control unit 210 of the server 200 (assumed rectangular plot size calculation function). Figure 5 is a flowchart showing the calculation process for the assumed rectangular plot size by the server control unit 210. Figures 6(a) and 6(b) are diagrams illustrating the process of calculating the assumed rectangular plot size based on the outline coordinate information. If two roads are adjacent to the target land, the server control unit 210 performs the assumed rectangular plot size calculation process shown in Figure 5 for each road.

[0052] The shapes of land subject to evaluation are not limited to "regularly shaped plots" that are square or rectangular. For example, there are many plots of land that are not square or rectangular, such as triangular or L-shaped. Such land is called irregularly shaped land. Furthermore, a presumed regularly shaped plot refers to "a rectangular or square plot of land that surrounds the entire irregularly shaped plot and faces a road."

[0053] The server control unit 210 obtains the coordinates that make up the outer shape of the land to be evaluated (outer shape coordinates) and the coordinates that face the road (road coordinates) from among these coordinates, based on the outer shape coordinate information and road coordinate information of the acquired land-related information (S.201). Figure 6(a) shows a schematic diagram of the land to be evaluated, in which outer shape coordinates A1, B1, C1, D1 are set as the coordinates that make up the outer shape of the land, and road coordinates A1, B1 are set as the coordinates that touch the road from among these coordinates.

[0054] Next, the server control unit 210 performs the process of setting the planar coordinates (S.202). Specifically, as shown in Figure 6(b), the server control unit 210 sets the origin coordinate (A1 coordinate in Figure 6(b)) by setting one of the two route coordinates (A1 coordinate and B1 coordinate) that are tangent to the route, setting the line passing through these two route coordinates (A1 coordinate and B1 coordinate) as the X-axis, and further setting the Y-axis by setting the line passing through the origin coordinate and perpendicular to the X-axis.

[0055] Next, the server control unit 210 performs the process (S.203) of arranging each coordinate (outline coordinate) from A1 to D1, which is identified by the outline coordinate information, into the XY plane coordinates. Then, the server control unit 210, (1) Among the coordinates A1 to D1, the first line L1 is parallel to the X-axis and includes the coordinate (C1) where the Y value is maximized. (2) Among the coordinates A1 to D1, the second line L2 intersects the X-axis perpendicularly and includes the coordinate where the X value is maximized (coordinate C1), (3) Among the coordinates A1 to D1, the third line L3 intersects the X-axis perpendicularly and includes the coordinate where the X value is minimized (coordinate D1), (4) Line L0 that constitutes the X axis The rectangular plot of land defined by connecting the four straight lines is calculated as the assumed regular-shaped plot S1 (S.204).

[0056] Next, the server control unit 210 determines the depth distance R0 based on the calculated assumed rectangular plot S1, which is the perpendicular distance from the coordinate where the Y value is maximized (coordinate C1) to the line L0 (that is, the distance from the coordinate where the Y value is maximized on the second line L2 (coordinate C1) to the line L0 (coordinate b1 shown in Figure 6(b))) (S.205). The server control unit 210 also determines the frontage distance of the land to be evaluated (the shape formed by connecting each coordinate from coordinate A1 to coordinate D1) (the distance from coordinate A1 to coordinate B1 in Figure 6(b), hereinafter referred to as the frontage distance R1 of the outer shape) (S.206). Furthermore, the server control unit 210 determines the frontage distance of the assumed rectangular plot S1 (the distance from coordinate a1 to coordinate b1 in Figure 6(b), hereinafter referred to as the frontage distance R2 of the assumed rectangular plot) (S.207). Subsequently, the server control unit 210 calculates the area of ​​the land to be evaluated based on the coordinates from A1 to D1 (external coordinates) identified by the external coordinate information (S.208), and terminates the calculation process for the assumed rectangular plot. The calculation process for the assumed rectangular plot shown in Figure 5 is executed as appropriate in the evaluation amount calculation process of the server control unit 210 described below (see Figures 7 to 11) in order to calculate the depth distance, the frontage distance of the external shape, the frontage distance of the assumed rectangular plot, or the land area.

[0057] Next, the frontal route determination process performed by the server control unit 210 will be explained. Figure 7 is a flowchart showing the frontal route determination process performed by the server control unit 210. The frontal route determination process is executed by the server control unit 210 when land-related information is output to the server 200 as a result of touching the route determination button 357 on the setting screen 351 of the client terminal 300.

[0058] First, the server control unit 210 acquires land-related information (S.301) and extracts the outline coordinate information of the land-related information, the route coordinate information of Route 1 and Route 2, and the district classification information of Route 1 and Route 2. Then, based on the outline coordinates of the extracted outline coordinate information and the route coordinates of the route coordinate information for Route 1 and Route 2, the server control unit 210 performs the calculation process for the assumed rectangular plot shown in Figure 5 (S.302) to calculate the depth distance of Route 1 and the depth distance of Route 2 (S.303).

[0059] Next, the server control unit 210 reads data related to nationwide land price information recorded in the server storage unit 220 and determines the land price of Route 1 and the land price of Route 2 (S.304). Then, the server control unit 210 reads data related to the depth price adjustment rate table recorded in the server storage unit 220 and calculates the depth price adjustment rate for Route 1 based on the depth distance of Route 1 calculated in processing S.303 and the district classification information obtained in S.301, and determines the depth price adjustment rate for Route 2 based on the depth distance of Route 2 and the district classification information (S.305).

[0060] The server control unit 210 then calculates the depth-adjusted land value of route 1 by multiplying the land value of route 1 obtained in process S.304 by the depth-adjusted land value of route 1 obtained in process S.305, and similarly calculates the depth-adjusted land value of route 2 (S.306). Subsequently, the server control unit 210 compares the depth-adjusted land value of route 1 and the depth-adjusted land value of route 2 obtained in process S.306 and determines the route with the higher price to be the front route (S.307). Then, the server control unit 210 transmits the information regarding the determined front route (route determination information) to the client control unit 310 via the server communication unit 230 (S.308), and terminates the front route determination process.

[0061] Next, the process of calculating the land valuation by the server control unit 210 will be explained. Figure 8 is a flowchart showing the valuation calculation process by the server control unit 210. The valuation calculation process is executed by the server control unit 210 when the client terminal 300 outputs land-related information to the server 200, resulting from the client terminal 300 touching the "Start Calculation" button 358 on the settings screen 351 of the client terminal 300.

[0062] First, the server control unit 210 performs the calculation of the front road value (S.401). Specifically, it calculates the unit price per square meter (basic road value) based on the road value of the front road. Next, the server control unit 210 performs the calculation of the side road surcharge (S.402). Specifically, it calculates the surcharge per square meter for the side road (side road surcharge) which is added to the basic road value (unit price per square meter for the front road). Furthermore, the server control unit 210 performs the calculation of the two-sided road surcharge (rear road surcharge) (S.403). Specifically, it calculates the surcharge per square meter for the two-sided road (rear road) (two-sided road surcharge, rear road surcharge) which is added to the basic road value (unit price per square meter for the front road).

[0063] The details of the calculation process for the front road value (S.401), the calculation process for the side road addition amount (S.402), and the calculation process for the two-sided road addition amount (S.403) described above will be explained in detail later using the flowcharts shown in Figures 9 to 11.

[0064] The server control unit 210 calculates the land unit price per square meter of the land to be evaluated by adding the side road addition amount calculated in process S.402 and the two-sided road addition amount (rear road addition amount) calculated in process S.403 to the front road value (basic road value) calculated in process S.401 (S.404: Unit price calculation function). Then, the server control unit 210 calculates the appraised value of the land to be evaluated by multiplying the calculated land unit price by the area of ​​the land to be evaluated (S.405: Appraised value calculation function). The calculated land appraised value, along with the frontage distance R1 and the depth distance R0 of the front road, which have already been calculated, are sent to the client control unit 310 via the server communication unit 230 as calculation result information (S.406), and the process of calculating the appraised value of the target land is completed.

[0065] Figure 9 is a flowchart showing the calculation process for the frontage road value, as explained in process S.401 of Figure 8. The server control unit 210 obtains the outline coordinates of the land to be evaluated based on the outline coordinate information of the acquired land-related information (S.501), and further identifies the route coordinates of the frontage road based on the route coordinate information and route type information of the land-related information (S.502). Then, the server control unit 210 executes the calculation process for the assumed regular-shaped land shown in Figure 5 based on the outline coordinates of the land to be evaluated obtained in process S.501 and the route coordinates of the frontage road identified in process S.502 (S.503), and determines the area of ​​the land to be evaluated, the frontage distance R1 of the outline of the frontage road, and the depth distance R0 of the frontage road (S.504).

[0066] Next, the server control unit 210 calculates the first depth value by dividing the land area obtained in process S.504 by the frontage distance R1 of the outer shape of the front road (S.505). Then, the server control unit 210 uses the value of the depth distance R0 of the front road obtained in process S.504 as the second depth value and determines whether the first depth value > second depth value is satisfied (S.506). If the first depth value > second depth value is satisfied (Yes in S.506), the server control unit 210 uses the value of the second depth value as the third depth value used to calculate the front road value (basic road value) (third depth value ← second depth value, S.507: front road depth distance calculation function). If the condition 1st depth value > 2nd depth value is not met (No in S.506), the server control unit 210 uses the value of the 1st depth value as the 3rd depth value used to calculate the frontage land value (3rd depth value ← 1st depth value: Frontage land depth distance calculation function) (S.508). Note that in processing S.506, if the condition 1st depth value > 2nd depth value is not met, this includes cases where the 1st depth value and the 2nd depth value are the same value.

[0067] The server control unit 210 reads data related to the depth price adjustment rate table from the server storage unit 220 and calculates the depth price adjustment rate for the front road from the depth price adjustment rate table based on the third depth value and the district classification information (S.509: Function to calculate depth price adjustment rate for front road). Furthermore, the server control unit 210 reads data related to nationwide land price information from the server storage unit 220 and calculates the land price for the front road (S.510). Then, the server control unit 210 multiplies the land price for the front road obtained in process S.510 by the depth price adjustment rate for the front road obtained in process S.509 to calculate the front road price (basic land price) (S.511: Function to calculate basic land price), and the calculation process for the front road price is completed.

[0068] Figure 10 is a flowchart showing the calculation process for the lateral route addition amount described in process S.402 of Figure 8. The server control unit 210 obtains the outline coordinates of the land to be evaluated based on the outline coordinate information of the acquired land-related information (S.601), and further obtains the route coordinate information and route type information of the land-related information (S.602), and determines whether or not the route coordinates of the lateral route have been set based on the route type information (S.603). As already explained, the user can select "lateral route: corner lot", "lateral route: semi-corner lot", or "two-sided route: back side" in the route setting field 355b of the setting screen 351.

[0069] If "Side Route: Corner Lot" or "Side Route: Quasi-Corner Lot" is selected, the acquired route coordinates are those of a side route, and it can be determined that the route coordinates for the side route have been set. In this case, it can also be determined, based on the route type information, whether the land being evaluated is a corner lot or a quasi-corner lot. If "Two-Sided Route: Back Side" is selected, the acquired route coordinates are those of a two-sided route (back side route), and it can be determined that the route coordinates for the side route have not been set. If it cannot be determined that the route coordinates for the side route have been set based on the route coordinate information and route type information (No in S.603), the server control unit 210 sets the side route addition amount to 0 yen (S.604) and terminates the calculation process for the side route addition amount.

[0070] If it is determined that the coordinates of the lateral route have been set (Yes in S.603), the server control unit 210 performs the calculation process for the assumed rectangular plot shown in Figure 5 (S.605) based on the outer shape coordinates of the land to be evaluated obtained in process S.601 and the coordinates of the lateral route determined in process S.602, and determines the frontage distance of the outer shape of the lateral route (frontage distance for the lateral route) R1, the frontage distance of the assumed rectangular plot of the lateral route (frontage distance for the lateral route and assumed rectangular plot) R2, and the depth distance of the lateral route (depth distance for the lateral route) R0 (S.606: Frontage distance calculation function for lateral route, Frontage distance calculation function for lateral route and assumed rectangular plot, Depth distance calculation function for lateral route).

[0071] Next, the server control unit 210 determines from the route type information obtained in processing S.602 whether the land to be evaluated is a corner lot or a quasi-corner lot (S.607), reads data related to the lateral route influence addition rate table from the server storage unit 220, and calculates the lateral route influence addition rate from the lateral route influence addition rate table based on the information indicating whether it is a corner lot or a quasi-corner lot and the district classification information (S.608: Lateral route influence addition rate calculation function).

[0072] Furthermore, the server control unit 210 reads data related to land price information for the entire country from the server storage unit 220 and determines the land price of the side roads (S.609). In addition, the server control unit 210 reads data related to the depth price adjustment rate table from the server storage unit 220 and, based on the depth distance of the side roads (depth distance for side roads) R0 obtained in processing S.606, calculates the depth price adjustment rate (depth price adjustment rate for side roads) from the depth price adjustment rate table (S.610: Side road depth price adjustment rate calculation function).

[0073] The server control unit 210 then calculates the additional amount for the side route based on the land value of the side route, the depth price adjustment rate (depth price adjustment rate for side routes), the side route influence addition rate, the frontage distance of the outer shape of the side route (frontage distance for side routes) R1, and the frontage distance of the assumed regular-shaped plot of land for the side route (frontage distance for side route and assumed regular-shaped plot) R2, using the following formula 1 (S.611: Side route additional amount calculation function). Side route surcharge = Land value of the side road × Depth price adjustment rate × Side road influence addition rate ×External shape frontage distance R1 ÷ Assumed regular-shaped plot distance R2 ... Formula 1 After calculating the lateral route surcharge, the server control unit 210 terminates the calculation process for the lateral route surcharge.

[0074] Figure 11 is a flowchart showing the calculation process for the two-sided route addition amount (backside route addition amount) as explained in process S.403 of Figure 8. The server control unit 210 obtains the outline coordinates of the land to be evaluated based on the outline coordinate information of the acquired land-related information (S.701), and further obtains the route coordinate information and route type information of the land-related information (S.702), and determines whether or not the route coordinates of the two-sided route (backside route) have been set based on the route type information (S.703). As already explained, if "Side route: Corner lot" or "Side route: Quasi-corner lot" is selected in the route setting field 355b of the setting screen 351, it can be determined that the route coordinates of the two-sided route have not been set, and if "Two-sided route: Backside" is selected, it can be determined that the route coordinates of the two-sided route have been set.

[0075] If the server control unit 210 cannot determine that the route coordinates for the two-way route have been set based on the route coordinate information and route type information (No in S.703), it sets the two-way route surcharge amount (reverse route surcharge amount) to 0 yen (S.704) and terminates the calculation process for the two-way route surcharge amount.

[0076] If it is determined that the coordinates of the two-sided route have been set (Yes in S.703), the server control unit 210 performs the calculation process for the assumed rectangular plot shown in Figure 5 (S.705) based on the outline coordinates of the land to be evaluated obtained in process S.701 and the coordinates of the two-sided route determined in process S.702, and determines the frontage distance of the outline of the two-sided route (backside route) (frontage distance for the backside route) R1, the frontage distance of the assumed rectangular plot of the two-sided route (backside route) (frontage distance for the backside route and assumed rectangular plot) R2, and the depth distance of the two-sided route (backside route) (depth distance for the backside route) R0 (S.706: function to calculate frontage distance for backside route, function to calculate frontage distance for backside route and assumed rectangular plot, function to calculate depth distance for backside route).

[0077] Next, the server control unit 210 reads data related to the two-way road influence addition rate table from the server storage unit 220 and calculates the two-way road influence addition rate from the two-way road influence addition rate table based on the district classification information (S.707: Two-way road influence addition rate calculation function). The server control unit 210 also reads data related to nationwide land price information from the server storage unit 220 and calculates the land price of the two-way road (S.708). Furthermore, the server control unit 210 reads data related to the depth price adjustment rate table from the server storage unit 220 and calculates the depth price adjustment rate (depth price adjustment rate for back-side roads) from the depth price adjustment rate table based on the depth distance R0 of the two-way road (back-side road) calculated in processing S.706 (S.709: Depth price adjustment rate calculation function for back-side roads).

[0078] The server control unit 210 then calculates the two-sided route addition amount (backside route addition amount) using the following formula 2, based on the land value of the two-sided route (backside route), the depth price adjustment rate (depth price adjustment rate for the backside route), the two-sided route influence addition rate, the frontage distance of the outer shape of the two-sided route (backside route) (frontage distance for the backside route) R1, and the frontage distance of the assumed regular-shaped plot of land for the two-sided route (backside route) (frontage distance for the backside route and assumed regular-shaped plot) R2 (S.710: backside route addition amount calculation function). Two-way route surcharge = Land value for two-way routes × Depth price adjustment rate × Two-way route influence addition rate × Frontage distance of the exterior shape R1 ÷ Frontage distance of the assumed shaped plot R2 ... Equation 2 After calculating the additional amount for two routes, the server control unit 210 terminates the calculation process for the additional amount for two routes.

[0079] Next, the process for calculating the assessed value of the land to be evaluated, which is executed by the server control unit 210, will be explained with a specific example. Figure 12(a) shows an example where the land to be evaluated is a corner lot. The land to be evaluated (target land S2) is adjacent to a road with a road value of 65,000 yen at coordinates A1 and B1, and adjacent to a road with a road value of 50,000 yen at coordinates A1 and D1. The road adjacent to target land S2 by coordinates A1B1 is designated as road 1, and the road adjacent to target land S2 by coordinates A1D1 is designated as road 2.

[0080] First, the server control unit 210 determines the front road based on the front road determination process shown in Figure 7. Based on the calculation process for the assumed rectangular plot shown in Figure 5, the server control unit 210 calculates the depth distance of road 1 (the road adjacent at coordinates A1B1) and the depth distance of road 2 (the road adjacent at coordinates A1D1) (S.303 in Figure 7). Figure 12(b) shows the assumed rectangular plot calculated based on the road adjacent at coordinates A1B1, and Figure 13(a) shows the assumed rectangular plot calculated based on the road adjacent at coordinates A1D1. Also, in Figures 12(a), 12(b), and 13(a), the distance between A1B1 is 10.00 meters, the distance between B1C1 is 10.00 meters, the distance between C1D1 is 16.90 meters, and the distance between A1D1 is 8.50 meters. From the assumed rectangular plot shown in Figure 12(b), the depth of Route 1 (the route adjacent at coordinates A1B1) (the distance between b1C1 in Figure 12(b)) is calculated to be 9.80 meters, and from the assumed rectangular plot shown in Figure 13(a), the depth of Route 2 (the route adjacent at coordinates A1D1) (the distance between d1C1 in Figure 13(a)) is calculated to be 15.28 meters.

[0081] Then, the server control unit 210 calculates the land values ​​for Route 1 and Route 2 (S.304 in Figure 7), then calculates the depth price adjustment rates for Route 1 and Route 2 based on the depth price adjustment rate table (S.305 in Figure 7), and multiplies the land values ​​for Route 1 and Route 2 by their respective depth price adjustment rates to obtain the depth price adjusted prices for Route 1 and Route 2 (S.306 in Figure 7). After that, the server control unit 210 compares the calculated depth price adjusted land values ​​for Route 1 and Route 2 and determines that the route with the higher price is the front route (S.307).

[0082] Based on the depth price adjustment rate table, the depth adjustment rate for Route 1 (the route adjacent at coordinates A1B1) (distance between b1C1 in Figure 12(b): 9.80 meters) is 0.97. Similarly, based on the depth price adjustment rate table, the depth adjustment rate for Route 2 (the route adjacent at coordinates A1D1) (distance between d1C1 in Figure 13(a): 15.28 meters) is 1.00. Therefore, the depth price of Route 1 after adjustment is: Price of Route 1 after depth price adjustment = Land value at location A1B1: 65,000 yen × Depth price adjustment rate: 0.97 = 63,050 yen Furthermore, the price of Route 2 after adjusting for depth is: Price of Route 2 after depth price adjustment = Land value at location A1D1: 50,000 yen × Depth price adjustment rate: 1.00 = 50,000 yen

[0083] Comparing the calculated land value of Route 1 (adjusted for depth) of 63,050 yen with the land value of Route 2 (adjusted for depth) of 50,000 yen, Land value of Route 1 after depth adjustment > Land value of Route 2 after depth adjustment Therefore, the server control unit 210 determines that route 1 (the route adjacent at coordinates A1B1) is the "front route". Therefore, the base price (basic road value) based on the front road of the land being appraised is 63,050 yen.

[0084] Furthermore, as is clear from Figures 12(a), 12(b), and 13(a), the land subject to evaluation is a corner lot, and based on the above determination, it is judged that Route 2 (the route adjacent at coordinates A1D1) is a lateral route.

[0085] Based on the calculation process for the assumed rectangular plot shown in Figure 5, the server control unit 210 determines the frontage distance of the outer shape along the lateral route (distance between points D1A1 in Figure 13(a)) of 8.50 meters, the frontage distance of the assumed rectangular plot (distance between points D1e1 in Figure 13(a)) of 14.21 meters, and the depth distance (distance between d1C1 in Figure 13(a): 15.28 meters) (S.606 in Figure 10), and further determines the lateral route influence addition rate of 0.03 for the corner plot from the lateral route influence addition rate table (S.608).

[0086] The server control unit 210 then calculates the lateral route surcharge based on the following formula 1 (S.611). Side route surcharge (Formula 1) = Land value of the side road 50,000 yen × Depth price adjustment rate 1.0 × Lateral route influence addition rate 0.03 × Frontage of exterior shape 8.50 meters ÷ Frontage of assumed regular-shaped plot 14.21 meters = 897 yen

[0087] Therefore, the land price per square meter for the land shown in Figures 12(a), 12(b), and 13(a) is 63,947 yen, which is the sum of the base price (base road value) of 63,050 yen and the additional amount for the side road of 897 yen (S.404 in Figure 8). By multiplying this amount by the land area (area of ​​land S2 is 113.32 square meters), the assessed value of the land can be calculated (S.405).

[0088] Figure 13(b) shows an example of a case where the land to be appraised is adjacent to a front road and a second road (rear road). The land to be appraised (subject land S3) is adjacent to a road with a land value of 60,000 yen at coordinates A2 and B2, and adjacent to a road with a land value of 50,000 yen at coordinates C2 and D2. The road adjacent to subject land S3 at coordinates A2 and B2 is designated as Road 1, and the road adjacent to subject land S3 at coordinates C2 and D2 is designated as Road 2.

[0089] First, the server control unit 210 determines the front road based on the front road determination process shown in Figure 7. Based on the calculation process for the assumed rectangular plot shown in Figure 5, the server control unit 210 calculates the depth distance of road 1 (the road adjacent at coordinates A2B2) and the depth distance of road 2 (the road adjacent at coordinates C2D2) (S.303 in Figure 7). Figure 14(a) shows the assumed rectangular plot calculated based on the road adjacent at coordinates A2B2, and Figure 14(b) shows the assumed rectangular plot calculated based on the road adjacent at coordinates C2D2. Also, in Figures 13(b), 14(a), and 14(b), the distance between A2B2 is 15.00 meters, and the distance between C2D2 is 19.90 meters. From the assumed rectangular plot shown in Figure 14(a), the depth of Route 1 (the route adjacent at coordinates A2B2) (the distance between b2C2 in Figure 14(a)) is calculated to be 17.87 meters, and from the assumed rectangular plot shown in Figure 14(b), the depth of Route 2 (the route adjacent at coordinates C2D2) (the distance between b2B2 in Figure 14(b)) is calculated to be 15.80 meters.

[0090] Then, the server control unit 210 calculates the land values ​​for Route 1 and Route 2 (S.304 in Figure 7), then calculates the depth price adjustment rates for Route 1 and Route 2 based on the depth price adjustment rate table (S.305 in Figure 7), and multiplies the land values ​​for Route 1 and Route 2 by their respective depth price adjustment rates to obtain the depth price adjusted prices for Route 1 and Route 2 (S.306 in Figure 7). After that, the server control unit 210 compares the calculated depth price adjusted land values ​​for Route 1 and Route 2 and determines that the route with the higher price is the front route (S.307).

[0091] Based on the depth price adjustment rate table, the depth adjustment rate for Route 1 (the route adjacent at coordinates A2B2) (distance between b2C2 in Figure 14(a): 17.87 meters) is 1.00. Similarly, based on the depth price adjustment rate table, the depth adjustment rate for Route 2 (the route adjacent at coordinates C2D2) (distance between b2B2 in Figure 14(b): 15.80 meters) is 1.00. Therefore, the depth price of Route 1 after adjustment is: Price of Route 1 after depth price adjustment = Land value at location A2B2: 60,000 yen × Depth price adjustment rate: 1.00 = 60,000 yen Furthermore, the price of Route 2 after adjusting for depth is: Price of Route 2 after depth price adjustment = Land value at location C2D2: 50,000 yen × Depth price adjustment rate: 1.00 = 50,000 yen

[0092] Comparing the land value of Route 1 (adjusted for depth) at 60,000 yen with the land value of Route 2 (adjusted for depth) at 50,000 yen, Land value of Route 1 after depth adjustment > Land value of Route 2 after depth adjustment Therefore, the server control unit 210 determines that route 1 (the route adjacent at coordinates A2B2) is the "front route". Therefore, the base price (basic road value) based on the road frontage of the land being appraised is 60,000 yen.

[0093] Furthermore, as is clear from Figures 13(b), 14(a), and 14(b), the land being evaluated abuts a road on both its front and back sides. Based on the above determination, it is judged that Road 2 (the road abutting the land at coordinates C2D2) is a two-sided road (backside road).

[0094] Based on the calculation process for the assumed rectangular plot shown in Figure 5 (S.705), the server control unit 210 determines the frontage distance of the exterior shape on the two-sided road (distance between points C2 and D2 in Figure 14(b)) of 19.90 meters, the frontage distance of the assumed rectangular plot (distance between points d2 and C2 in Figure 14(b)) of 24.82 meters, and the depth distance (distance between b2 and B2 in Figure 14(b): 15.80 meters) (S.706). Furthermore, it determines the two-sided road influence addition rate of 0.02 for a normal residential area from the two-sided road influence addition rate table (S.707).

[0095] The server control unit 210 then calculates the two-way route surcharge (reverse route surcharge) based on the following equation 2 (S.710). Two-way route surcharge (Formula 2) = Land value of two-way road: 50,000 yen × Depth price adjustment rate: 1.0 × Two-way route impact addition rate 0.02 × Frontage of exterior shape (19.90 meters) ÷ Frontage of assumed regular-shaped plot (24.82 meters) = 801 yen

[0096] Therefore, the land price per square meter for the land shown in Figures 13(b), 14(a), and 14(b) is 60,801 yen, which is the base price (basic road value) of 60,000 yen plus the additional amount of 801 yen for two roads (Figure 8, S.404). By multiplying this amount by the land area (land area S3, 254.06 square meters), the assessed value of the land can be calculated (S.405).

[0097] As described above, the server control unit 210 calculates the assessed value of the land to be evaluated (S.405 in Figure 8), and transmits the calculated assessed value of the land, the frontage distance R1 of the front road's exterior shape which has already been calculated, and the depth distance R0 of the front road as calculation result information to the client control unit 310 (S.406). After that, the client terminal 300 performs a calculation result display process (display of calculation result) to display the assessed value of the land on the display unit 350 based on the calculation result display.

[0098] Figure 15 is a flowchart showing the calculation result display process on the client terminal 300. The client control unit 310 determines whether or not it has obtained calculation result information from the server 200 (S.801). If it has not obtained calculation result information (No in S.801), it repeatedly executes the same process until it obtains the calculation result information.

[0099] If calculation result information is obtained (Yes in S.801), the client control unit 310 displays the assessed value of the land to be evaluated, etc., included in the calculation result information, in the assessed value column 361 of the display unit 350 (S.802). After the client control unit 310 performs the process in S.802, the assessed value of the land is displayed in the assessed value column 361 of the display unit 350, the frontage distance value of the exterior shape is displayed in the frontage distance column 362, and the depth distance value is displayed in the depth distance column 363. After that, the client control unit 310 terminates the calculation result display process.

[0100] The user can find out the assessed value (assessment result) of the land being assessed by checking the assessed value column 361 of the display unit 350. Note that in Figure 4, the assessed value column 361, the frontage distance column 362, and the depth distance column 363 of the land are blank because, as explained earlier, the display unit 350 shown in Figure 4 is showing the display unit 350 when setting information is being entered. Therefore, when the client control unit 310 performs the processing in S.802, the assessed value of the land and other information are displayed on the display unit 350.

[0101] The land valuation device and land valuation program according to the present invention have been described above, with the land valuation system 100 as an example. However, the land valuation device and land valuation program according to the present invention are not limited to the examples shown in the embodiments. In the land valuation system 100 according to the embodiment, the case in which the outline coordinates are set by touch operation on the client terminal 300 has been described. However, the setting of the outline coordinates is not limited to touch operation, etc. For example, it is also possible to set them by clicking using a mouse as the input unit 340. [Explanation of Symbols]

[0102] 100...Land valuation system (land valuation device) 200 ... Server (land valuation device) 210 ... Server control unit (means for calculating assumed rectangular plot size, means for calculating depth distance for front road, means for calculating depth price correction rate for front road, means for calculating basic road value, means for calculating depth distance for back road, means for calculating depth price correction rate for back road, means for calculating influence addition rate for two roads, means for calculating frontage distance for back road, means for calculating frontage distance for back road and assumed rectangular plot size, means for calculating additional amount for back road, means for calculating depth distance for side road, means for calculating depth price correction rate for side road, means for calculating influence addition rate for side road, means for calculating frontage distance for side road and assumed rectangular plot size, means for calculating additional amount for side road, means for calculating unit price, means for calculating valuation amount) 220 ... Server storage unit 230 ... Server Communication Unit 300 ... Client terminals 310 ... Client control unit 320 ... Client memory unit 330 …Client Communications Department 340 ... Input section (input means) 350...Display section (display means) 351 ... Settings screen 352a ... Field for setting land price information for Route 1 352b ...Setting field for land price information related to Route 2 353a ...Setting field for district classification information related to Route 1 353b ...Setting field for district classification information related to Route 2 354a ... Coordinate display field for Route 1 354b ... Route setting section for Route 1 355a ... Coordinate display field for Route 2 355b ... Route setting section for Route 2 356 …Map image 357... Route determination button 358... "Start Calculation" button 361 ... Appraisal value column for the subject property 362 ... Frontage distance column 363 ... Depth Distance Column N...Internet S1... Expected shaping site S2, S3 ...Target area

Claims

1. The land to be appraised is land that abuts both a front road and a rear road, Information of multiple external coordinates for identifying the external shape of the land to be evaluated, One of the aforementioned plurality of external coordinates, and information of two route coordinates that form one side of the external shape and are tangent to a predetermined route, Based on, A plane coordinate system is set up with the origin at one of the two aforementioned route coordinates, the X-axis being a line passing through the two aforementioned route coordinates, and the Y-axis being a line passing through the origin and intersecting the X-axis perpendicularly. The plurality of outline coordinates are arranged in the XY plane coordinate system, Among the plurality of outline coordinates arranged in the XY plane coordinate system, a first straight line parallel to the X-axis includes the coordinate where the Y value is maximized, Among the plurality of outline coordinates arranged in the XY plane coordinate system, a second line intersects the X-axis perpendicularly and includes the coordinate where the value of X is maximized, Among the plurality of outline coordinates arranged in the XY plane coordinate system, a third line intersects the X-axis perpendicularly and includes the coordinate where the value of X is minimized, The aforementioned X-axis and A means for calculating a rectangular plot of land defined by connecting four straight lines, and A front-line depth distance calculation means calculates the depth distance relative to the front line from the assumed shaped land for the front line calculated by the assumed shaped land calculation means, by using the information of the two front line coordinates that form one side of the outer shape and are adjacent to the front line as the information of the two line coordinates, A means for calculating the depth price adjustment rate for the front road based on the depth distance for the front road, A means for calculating a basic land value by multiplying the land value of the front road by the depth price adjustment rate on the front road, and calculating the basic land value as the basic land value, A rear-side route depth calculation means calculates the depth distance to the rear-side route from the assumed shaped land for the rear-side route calculated by the assumed shaped land calculation means, by using the information of the coordinates of two rear-side routes that form one side of the outer shape and are in contact with the rear-side route as the information of the two route coordinates, A means for calculating the depth price adjustment rate for the rear route, which determines the depth price adjustment rate for the rear route in the rear route based on the depth distance for the rear route, A means for calculating the two-road influence addition rate for the land subject to evaluation, A means for calculating the frontage distance for the back road, which determines the frontage distance of the portion of the land to be evaluated that abuts the back road, based on the two back road coordinates, A frontage distance calculation means for a rear road and a rear road calculates the frontage distance of the rear road and the frontage distance of the rear road and the rear road, respectively, in the rear road and rear road calculated by the rear road calculation means, A means for calculating the additional amount for the back road, which calculates the additional amount for the back road as the back road additional amount, by multiplying the land value of the back road by the depth price adjustment rate for the back road, the two-sided road influence addition rate, and the frontage distance for the back road, and then dividing the result by the frontage distance for the back road and assumed regular-shaped plot. A unit price calculation means that calculates the price per square meter of the land subject to evaluation by adding the aforementioned additional amount for the back side of the road to the aforementioned basic road value, A valuation calculation means calculates the valuation amount of the land to be valued by multiplying the price per square meter calculated by the unit price calculation means by the area of ​​the land to be valued. A land evaluation device characterized by having the following features.

2. The land to be appraised is land that abuts both a front road and a side road, Information of multiple external coordinates for identifying the external shape of the land to be evaluated, One of the aforementioned plurality of external coordinates, and information of two route coordinates that form one side of the external shape and are tangent to a predetermined route, Based on, A plane coordinate system is set up with the origin at one of the two aforementioned route coordinates, the X-axis being a line passing through the two aforementioned route coordinates, and the Y-axis being a line passing through the origin and intersecting the X-axis perpendicularly. The plurality of outline coordinates are arranged in the XY plane coordinate system, Among the plurality of outline coordinates arranged in the XY plane coordinate system, a first straight line parallel to the X-axis includes the coordinate where the Y value is maximized, Among the plurality of outline coordinates arranged in the XY plane coordinate system, a second line intersects the X-axis perpendicularly and includes the coordinate where the value of X is maximized, Among the plurality of outline coordinates arranged in the XY plane coordinate system, a third line intersects the X-axis perpendicularly and includes the coordinate where the value of X is minimized, The aforementioned X-axis and A means for calculating a rectangular plot of land defined by connecting four straight lines, and A front-line depth distance calculation means calculates the depth distance relative to the front line from the assumed shaped land for the front line calculated by the assumed shaped land calculation means, by using the information of the two front line coordinates that form one side of the outer shape and are adjacent to the front line as the information of the two line coordinates, A means for calculating the depth price adjustment rate for the front road based on the depth distance for the front road, A means for calculating a basic land value by multiplying the land value of the front road by the depth price adjustment rate on the front road, and calculating the basic land value as the basic land value, A lateral route depth distance calculation means calculates the depth distance relative to the lateral route from the assumed shaped land for the lateral route calculated by the assumed shaped land calculation means, by using the information of the coordinates of two lateral route coordinates that form one side of the outer shape and are in contact with the lateral route as the information of the two route coordinates, A means for calculating the side route depth price adjustment rate for the side route based on the aforementioned side route depth distance, A means for calculating the side road influence addition rate, which determines the side road influence addition rate based on whether the land subject to evaluation is a corner lot or a quasi-corner lot, A means for calculating the frontage distance for a side road, which determines the frontage distance of the portion of the land to be evaluated that abuts the side road, based on the coordinates of the two side roads, A side road / presumed rectangular land frontage distance calculation means calculates the frontage distance of the presumed rectangular land adjacent to the side road in the presumed rectangular land for the side road calculated by the presumed rectangular land calculation means, as the frontage distance for the side road / presumed rectangular land, A side road addition amount calculation means calculates the addition amount for the side road as the side road addition amount by multiplying the land value of the side road by the depth price adjustment rate for the side road, the side road influence addition rate, and the frontage distance for the side road, and then dividing the result by the frontage distance for the side road and assumed regular-shaped plot. A unit price calculation means that calculates the price per square meter of the land subject to evaluation by adding the aforementioned side road addition amount to the aforementioned basic road value, A valuation calculation means calculates the valuation amount of the land to be valued by multiplying the price per square meter calculated by the unit price calculation means by the area of ​​the land to be valued. A land evaluation device characterized by having the following features.

3. The land subject to evaluation is land that abuts the front road, the rear road, and the side road, respectively. A lateral route depth distance calculation means calculates the depth distance relative to the lateral route from the assumed shaped land for the lateral route calculated by the assumed shaped land calculation means, by using the information of the coordinates of two lateral route coordinates that form one side of the outer shape and are in contact with the lateral route as the information of the two route coordinates, A means for calculating the side route depth price adjustment rate for the side route based on the aforementioned side route depth distance, A means for calculating the side road influence addition rate, which determines the side road influence addition rate based on whether the land subject to evaluation is a corner lot or a quasi-corner lot, A means for calculating the frontage distance for a side road, which determines the frontage distance of the portion of the land to be evaluated that abuts the side road, based on the coordinates of the two side roads, A side road / presumed rectangular land frontage distance calculation means calculates the frontage distance of the presumed rectangular land adjacent to the side road in the presumed rectangular land for the side road calculated by the presumed rectangular land calculation means, as the frontage distance for the side road / presumed rectangular land, A side road addition amount calculation means calculates the addition amount for the side road as the side road addition amount by multiplying the land value of the side road by the depth price adjustment rate for the side road, the side road influence addition rate, and the frontage distance for the side road, and then dividing the result by the frontage distance for the side road and assumed regular-shaped plot. It has, The unit price calculation means calculates the price per square meter of the land to be evaluated by adding the rear road addition amount and the side road addition amount to the basic road value, The valuation calculation means calculates the valuation of the land to be valued by multiplying the price per square meter calculated by the unit price calculation means by the area of ​​the land to be valued. A land valuation device according to claim 1, characterized by the following:

4. The aforementioned multiple external coordinates are, The settings are determined by specifying coordinates for identifying the outer shape of the land to be evaluated using an input means, with respect to the map image of the land to be evaluated displayed on the display means. A land valuation device according to any one of claims 1 to 3, characterized by the above.

5. The land to be appraised is land that abuts both a front road and a rear road, Information of multiple external coordinates for identifying the external shape of the land to be evaluated, One of the aforementioned plurality of external coordinates, and information of two route coordinates that form one side of the external shape and are tangent to a predetermined route, Based on, On the computer, Set up an XY plane coordinate system where one of the two aforementioned route coordinates is the origin, the line passing through the two aforementioned route coordinates is the X-axis, and the line passing through the origin and intersecting the X-axis perpendicularly is the Y-axis. The plurality of outline coordinates are arranged in the XY plane coordinate system, Among the plurality of outline coordinates arranged in the XY plane coordinate system, a first straight line parallel to the X-axis includes the coordinate where the Y value is maximized, Among the plurality of outline coordinates arranged in the XY plane coordinate system, a second line intersects the X-axis perpendicularly and includes the coordinate where the value of X is maximized, Among the plurality of outline coordinates arranged in the XY plane coordinate system, a third line intersects the X-axis perpendicularly and includes the coordinate where the value of X is minimized, The aforementioned X-axis and The function calculates a rectangular plot of land defined by connecting four straight lines, and A front-line depth distance calculation function is provided that calculates the depth distance relative to the front line from the assumed rectangular land for the front line calculated by the assumed rectangular land for the front line, by using the information of the two front line coordinates that form one side of the outer shape and are adjacent to the front line as the information of the two line coordinates, and A function for calculating the depth price adjustment rate for the front road, which determines the depth price adjustment rate for the front road based on the depth distance for the front road, A basic land value calculation function that calculates the base land value by multiplying the land value of the front road by the depth price adjustment rate for the front road, A rear-side road depth calculation function is provided that uses the information of the two rear-side road coordinates that form one side of the outer shape and are in contact with the rear-side road as the information of the two road coordinates, thereby calculating the depth distance to the rear-side road from the assumed rectangular land for the rear-side road calculated by the assumed rectangular land calculation function, as the rear-side road depth distance, A function for calculating the depth price adjustment rate for the rear route, which determines the depth price adjustment rate for the rear route based on the depth distance for the rear route, A function for calculating the two-road influence addition rate for the land subject to evaluation, A function for calculating the frontage distance for the back road, which determines the frontage distance of the portion of the land to be evaluated that abuts the back road, based on the two back road coordinates, A function for calculating the frontage distance for a rear road and a rear road, which calculates the frontage distance of the rear road adjacent to the rear road in the rear road calculated by the aforementioned rear road calculation function, A function for calculating the additional amount for the back road is provided, which calculates the additional amount for the back road as the back road additional amount by multiplying the land value of the back road by the depth price adjustment rate for the back road, the two-sided road influence addition rate, and the frontage distance for the back road, and then dividing the result by the frontage distance for the back road and assumed regular-shaped plot. A unit price calculation function that calculates the price per square meter of the land subject to evaluation by adding the aforementioned back-side road surcharge to the aforementioned basic road value, A valuation calculation function calculates the valuation amount of the land to be valued by multiplying the price per square meter calculated by the unit price calculation function by the area of ​​the land to be valued. A land valuation program designed to achieve this.

6. The land to be appraised is land that abuts both a front road and a side road, Information of multiple external coordinates for identifying the external shape of the land to be evaluated, One of the aforementioned plurality of external coordinates, and information of two route coordinates that form one side of the external shape and are tangent to a predetermined route, Based on, On the computer, Set up an XY plane coordinate system where one of the two aforementioned route coordinates is the origin, the line passing through the two aforementioned route coordinates is the X-axis, and the line passing through the origin and intersecting the X-axis perpendicularly is the Y-axis. The plurality of outline coordinates are arranged in the XY plane coordinate system, Among the plurality of outline coordinates arranged in the XY plane coordinate system, a first straight line parallel to the X-axis includes the coordinate where the Y value is maximized, Among the plurality of outline coordinates arranged in the XY plane coordinate system, a second line intersects the X-axis perpendicularly and includes the coordinate where the value of X is maximized, Among the plurality of outline coordinates arranged in the XY plane coordinate system, a third line intersects the X-axis perpendicularly and includes the coordinate where the value of X is minimized, The aforementioned X-axis and The function calculates a rectangular plot of land defined by connecting four straight lines, and A front-line depth distance calculation function is provided that calculates the depth distance relative to the front line from the assumed rectangular land for the front line calculated by the assumed rectangular land for the front line, by using the information of the two front line coordinates that form one side of the outer shape and are adjacent to the front line as the information of the two line coordinates, and A function for calculating the depth price adjustment rate for the front road, which determines the depth price adjustment rate for the front road based on the depth distance for the front road, A basic land value calculation function that calculates the base land value by multiplying the land value of the front road by the depth price adjustment rate for the front road, A lateral route depth distance calculation function is provided that uses the information of the two lateral route coordinates that form one side of the outer shape and are in contact with the lateral route as the information of the two route coordinates, thereby calculating the depth distance relative to the lateral route from the assumed shaped land for the lateral route calculated by the assumed shaped land calculation means, and the lateral route depth distance calculation function is provided. A function for calculating the price adjustment rate for the depth of the side route, which determines the price adjustment rate for the depth of the side route based on the aforementioned depth distance for the side route, A function for calculating the side road influence addition rate, which determines the side road influence addition rate based on whether the land subject to evaluation is a corner lot or a quasi-corner lot, A function for calculating the frontage distance for a side road, which determines the frontage distance of the portion of the land subject to evaluation that abuts the side road, based on the two side road coordinates, A function for calculating the frontage distance for a side road and a side road, which calculates the frontage distance of the side road adjacent to the side road in the side road calculated by the aforementioned side road calculation function, A side road addition amount calculation function calculates the side road addition amount by multiplying the side road value by the side road depth price adjustment rate, the side road influence addition rate, and the side road frontage distance, and then dividing the result by the side road / assumed regular-shaped lot frontage distance, thereby calculating the side road addition amount. A unit price calculation function that calculates the price per square meter of the land subject to evaluation by adding the aforementioned side road addition amount to the aforementioned basic road value, A valuation calculation function calculates the valuation amount of the land to be valued by multiplying the price per square meter calculated by the unit price calculation function by the area of ​​the land to be valued. A land valuation program designed to achieve this.

7. The land subject to evaluation is land that abuts the front road, the rear road, and the side road, respectively. To the aforementioned computer, A lateral route depth distance calculation function is provided that uses the information of the two lateral route coordinates that form one side of the outer shape and are in contact with the lateral route as the information of the two route coordinates, thereby calculating the depth distance relative to the lateral route from the assumed shaped land for the lateral route calculated by the assumed shaped land calculation means, and the lateral route depth distance calculation function is provided. A function for calculating the price adjustment rate for the depth of the side route, which determines the price adjustment rate for the depth of the side route based on the aforementioned depth distance for the side route, A function for calculating the side road influence addition rate, which determines the side road influence addition rate based on whether the land subject to evaluation is a corner lot or a quasi-corner lot, A function for calculating the frontage distance for a side road, which determines the frontage distance of the portion of the land subject to evaluation that abuts the side road, based on the two side road coordinates, A function for calculating the frontage distance for a side road and a side road, which calculates the frontage distance of the side road adjacent to the side road in the side road calculated by the aforementioned side road calculation function, A side road addition amount calculation function calculates the side road addition amount by multiplying the side road value by the side road depth price adjustment rate, the side road influence addition rate, and the side road frontage distance, and then dividing the result by the side road / assumed regular-shaped lot frontage distance. To make it happen, In the unit price calculation function, the price per square meter of the land to be evaluated is calculated by adding the rear road addition amount and the side road addition amount to the basic road value. In the aforementioned valuation calculation function, the valuation of the land to be valued is calculated by multiplying the price per square meter calculated by the unit price calculation function by the area of ​​the land to be valued. A land valuation program according to claim 5, characterized by the above.

8. The aforementioned multiple external coordinates are, The settings are determined by specifying coordinates for identifying the outer shape of the land to be evaluated using an input means, with respect to the map image of the land to be evaluated displayed on the display means. A land valuation program according to any one of claims 5 to 7, characterized by the above.

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