Real estate evaluation system, real estate evaluation method, and program

Abstract

Real estate appraisal work can be made more efficient by conducting on-site surveys using images taken by unmanned aerial vehicles. [Solution] A real estate appraisal system 1 that utilizes images taken by an unmanned aerial vehicle 200, and includes an operation control unit 160 that flies the unmanned aerial vehicle 200 to a target real estate based on location information of the target real estate, an image acquisition unit 170 that acquires images of buildings included in the target real estate using a camera 240 mounted on the unmanned aerial vehicle 200, and a real estate appraisal unit 180 that evaluates the value of the target real estate based on real estate appraisal information including real estate information and value calculation criteria for the target real estate, and the acquired images.

Description

[Technical field]

[0001] The present invention relates to a real estate appraisal system, a real estate appraisal method, and a program that utilize images captured by an unmanned aerial vehicle. [Background technology]

[0002] Financial institutions such as banks evaluate real estate used as collateral. There are three times when this evaluation is carried out. The first is when a new security is set up, and the property is appraised based on real estate appraisal information (for example, the valuation standards used to calculate land valuation amounts such as inheritance tax road values, and real estate information related to buildings such as blueprints and estimates) and the results of an investigation conducted by a specialist real estate department who visits the site to take photographs, etc. The second is at the time of revaluation (bulk reassessment), when the property's valuation is automatically updated based on the most recent value assessment standards, etc. The third is at the time of re-survey (regular re-examination), when a person in charge visits the site every one or three years to take photographs, etc., and re-evaluates the property based on the results of an investigation into any changes since the original investigation and the progress of deterioration of the building, etc.

[0003] In real estate appraisal work, on-site surveys are essential, but they require a considerable amount of effort and time, so there is a need to improve efficiency by utilizing ICT (information and communications technology). Incidentally, Patent Document 1 discloses a real estate valuation method, which is clearly operable by anyone through simple operations and displaying the value evaluation of real estate at a specific location on a radar chart. [Prior art documents] [Patent documents]

[0004] [Patent Document 1] Patent Publication No. 2022-85928 Summary of the Invention [Problem to be solved by the invention]

[0005] However, in the method of Patent Document 1, the on-site investigation for evaluating real estate is carried out by a person going to the site as in the past, and the method does not improve the efficiency of the on-site investigation. In addition, during the third reinspection (regular reassessment) mentioned above, even though over 90% of the existing real estate has not changed, the on-site inspection of all collateral real estate is still carried out by a person. This causes the problem that the results are not commensurate with the enormous amount of labor and time required. In addition, the number of on-site inspections increases as the number of real estate properties increases, so there is also the problem that it is expected that the number of on-site inspections will not decrease in the future.

[0006] Therefore, the present invention has been made in consideration of the above-mentioned circumstances, and aims to provide a real estate appraisal system, a real estate appraisal method, and a program that make real estate appraisal work more efficient by conducting on-site surveys using images taken by an unmanned aerial vehicle. [Means for solving the problem]

[0007] The present invention provides a real estate appraisal system that utilizes images taken by an unmanned aerial vehicle, comprising: an operation control unit that flies the unmanned aerial vehicle to a target real estate based on location information of the target real estate; an image acquisition unit that acquires images of the target real estate using a camera mounted on the unmanned aerial vehicle; and a real estate appraisal unit that evaluates the value of the target real estate based on real estate appraisal information including real estate information and value calculation criteria for the target real estate, and the acquired images.

[0008] The present invention also provides a real estate appraisal system in which, when the target real estate includes an existing building, the real estate appraisal unit corrects the land appraisal value calculated from the real estate appraisal information of the target real estate and the building appraisal value calculated from the real estate appraisal information of the target real estate with a depreciation appraisal based on changes to the building obtained by analyzing the image, and calculates the appraisal value of the target real estate from the land appraisal value and the corrected building appraisal value.

[0009] The present invention also provides a real estate appraisal system, wherein the depreciation assessment is a depreciation amount or depreciation rate calculated based on the expansion, renovation or deterioration of the building over time.

[0010] The present invention also provides a real estate appraisal system which includes an image memory unit for storing the images, and in which changes in the building are obtained by comparative analysis of the acquired images with past images stored in the image memory unit.

[0011] The present invention also provides a real estate appraisal system in which the real estate appraisal unit calculates the appraisal value of the target real estate from the land appraisal value calculated from the real estate appraisal information of the target real estate, and the building appraisal value calculated from the real estate appraisal information of the target real estate, when the target real estate includes a newly built or uncompleted building.

[0012] The present invention also provides a real estate appraisal system in which the image acquisition unit acquires a second image of the land included in the target real estate and / or the surrounding area of ​​the target real estate, and evaluates the current value of the target real estate based on real estate information of the target real estate, the acquired first image, and the acquired second image.

[0013] The present invention also provides a real estate appraisal system, in which the land appraisal value is calculated based on real estate appraisal information of the target real estate and an appraisal of the condition of the land obtained by analyzing an acquired image.

[0014] The present invention also provides a real estate evaluation system, in which the evaluation of the condition of the land is based on the topography or shape of the land.

[0015] The present invention also provides a real estate appraisal system, wherein the valuation standard for the target real estate is the standard used when valuing the real estate at its fixed asset tax assessed value, or the standard used when valuing the real estate at its inheritance tax road value.

[0016] The present invention also provides a method executed by a real estate appraisal system that utilizes images taken by an unmanned aerial vehicle, the method having the steps of flying the unmanned aerial vehicle to a target real estate based on location information of the target real estate, acquiring images of the target real estate using a camera mounted on the unmanned aerial vehicle, and evaluating the value of the target real estate based on real estate appraisal information including real estate information and value calculation criteria for the target real estate, and the acquired images.

[0017] The present invention also provides a program that causes a real estate appraisal system that utilizes images taken by an unmanned aerial vehicle to function as an operation control unit that flies the unmanned aerial vehicle to a target real estate based on location information of the target real estate, an image acquisition unit that acquires images of the target real estate using a camera mounted on the unmanned aerial vehicle, and a real estate appraisal unit that evaluates the value of the target real estate based on real estate appraisal information including real estate information and value calculation criteria for the target real estate, and the acquired images. Effect of the Invention

[0018] According to the present invention, the efficiency of real estate appraisal work can be improved by conducting on-site surveys using images captured by an unmanned aerial vehicle. [Brief description of the drawings]

[0019] [Figure 1] 1 is a schematic diagram of a real estate appraisal system according to an embodiment of the present invention. [Diagram 2] 1 is a diagram showing a functional configuration of a real estate appraisal system according to an embodiment of the present invention. [Diagram 3] 4 is a flowchart showing a real estate appraisal process of the real estate appraisal system according to the embodiment of the present invention. [Figure 4] 4 is a flowchart showing a value evaluation process executed by a real estate evaluation unit of the real estate evaluation system according to the embodiment of the present invention. [Diagram 5] The formula for calculating land valuation at the time of revaluation and reinvestigation under the Fixed Asset Tax Assessment Law DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS

[0020] Hereinafter, a detailed description will be given of an embodiment of the present invention with reference to the accompanying drawings. In the following drawings, the same elements are designated by the same numbers or symbols throughout the description of the embodiment.

[0021] [Basic concept] FIG. 1 is a schematic diagram of a real estate appraisal system 1 according to an embodiment of the present invention. Real estate appraisal system 1 is a system that evaluates the value of a real estate to be appraised (hereinafter also referred to as the target real estate) based on images taken by an unmanned aerial vehicle and real estate appraisal information including real estate information and value appraisal criteria for the target real estate. The real estate appraisal system 1 includes a real estate appraisal device 100 and an unmanned aerial vehicle 200 connected to the real estate appraisal device 100 via an information and communication line such as the Internet. In this embodiment, the real estate appraisal device 100 is a cloud server, but may be on-premise.

[0022] In this embodiment, real estate refers to land and buildings. Buildings are, for example, houses, stores, factories, warehouses, etc., and may include exterior structures installed around the outside of buildings, such as gates, walls, hedges, gardens, carports, etc.

[0023] The real estate appraisal device 100 transmits a flight route created based on the position information of the target real estate to the unmanned aerial vehicle 200 (S1). The flight route is the route that the unmanned aerial vehicle 200 will fly from the takeoff point to the target real estate. The location information of the target real estate is, for example, an address, latitude / longitude, UTM coordinates, etc., and may be input by a person operating the real estate evaluation device 100 via an input unit such as a keyboard or a mouse, or may be acquired from real estate information stored in the real estate evaluation device 100. The real estate information will be described later, but it is information about land and information about buildings, such as registered matters entered in the registry registered with the Legal Affairs Bureau, inspection confirmation certificates, building blueprints, estimates, etc.

[0024] The unmanned aerial vehicle 200 automatically flies to the target real estate based on the received flight route (S2). When the wireless aircraft 200 arrives at the target real estate, it photographs the target real estate with an on-board camera (S3). In detail, in this embodiment, the camera of the wireless aircraft 200 normally captures still images (photos) of the target real estate from a preset capture point. Note that the target real estate may be captured as a video or as a panoramic image such as a sphere, 180 degrees, or wide angle.

[0025] The wireless aircraft 200 transmits the still images (hereinafter simply referred to as images) taken in S3 to the real estate evaluation device 100 (S4). The wireless aircraft 200 may transmit the images taken in S3 to the real estate evaluation device 100 all at once when the images are taken, or may transmit the images to the real estate evaluation device 100 each time a predetermined number of images are accumulated or at predetermined time intervals.

[0026] The real estate evaluation device 100 evaluates the value of the target real estate based on the real estate evaluation information of the target real estate and the image received from the wireless aircraft 200 (S5).

[0027] In detail, in the case of an existing building, the real estate appraisal device 100 first calculates the land appraisal value and the building appraisal value from the real estate appraisal information of the target real estate. Next, the real estate appraisal device 100 corrects the calculated building appraisal value by a depreciation assessment based on changes in the building such as expansions, renovations, and deterioration over time, which are obtained by analyzing the images taken in S3. The real estate appraisal device 100 then calculates the appraisal value of the target real estate based on the calculated land appraisal value and the corrected building appraisal value, and evaluates the value of the target real estate. Note that if the building is a new building or an unfinished building, no correction based on the depreciation assessment is made, and the calculated building appraisal value is used as is to calculate the appraisal value of the target real estate.

[0028] Furthermore, the real estate appraisal device 100 may calculate the land appraisal value from the real estate appraisal information and an appraisal of the land condition, such as the topography and shape of the land, obtained by analyzing the image received from the wireless aircraft 200.

[0029] With this type of real estate appraisal system, on-site inspections of target real estate included in the target estate, which previously required a person to go to the site, can now be carried out using images of the target real estate taken by an unmanned aerial vehicle. In addition, the real estate appraisal system can automatically and accurately assess the value of the target real estate by correcting the land appraisal value and building appraisal value calculated from the real estate appraisal information of the target real estate with the building depreciation appraisal and land condition appraisal obtained by analyzing images received from the wireless aircraft 200, thereby reflecting the on-site inspection results.

[0030] As a result, it is possible to improve the efficiency and accuracy of real estate appraisal work, particularly when a new appraisal of real estate and a re-investigation (regular reassessment) are carried out.

[0031] [Function configuration] FIG. 2 is a diagram showing the functional configuration of the real estate appraisal system 1 according to this embodiment. As shown in the figure, the real estate appraisal system 1 includes a real estate appraisal device 100 and an unmanned aerial vehicle 200.

[0032] The real estate appraisal device 100 comprises an input unit 110 , a display unit 120 , a communication unit 130 , a control unit 140 , and a memory unit 150 . The input unit 110 is a keyboard, a mouse, a touch panel, a remote control, or the like that accepts operational inputs from a user. The display unit 120 displays various contents (real estate information, real estate images, maps, etc.) and real estate evaluations, and is a liquid crystal display or the like. The communication unit 130 connects to a network wirelessly or via a wired connection and communicates with the unmanned aerial vehicle 200.

[0033] The control unit 140 is realized by, for example, a processor, a CPU, or other computing means, and functions in cooperation with various memories, a hard disk, and other storage means to execute various programs. The control unit 140 includes an operation control unit 160 that controls the operation of the unmanned airplane 200, an image acquisition unit 170 that acquires images from the unmanned airplane 200, and a real estate evaluation unit 180 that evaluates the value of the target real estate. Details of each functional unit included in the control unit 140 will be explained together with the real estate evaluation processing flow shown in FIG. 3 and the value evaluation processing flow shown in FIG. 4.

[0034] The memory unit 150 includes an image DB 151 which stores images received from the wireless aircraft 200 for each target real estate, a real estate information DB 152 which stores real estate information, which is information relating to real estate, i.e., land and buildings, a value calculation standard DB 153 which stores value calculation standards which are the standards for calculating the valuation value of real estate, i.e., land and buildings, and an appraisal value DB 154 which stores the most recent land appraisal value and building appraisal value of real estate.

[0035] The real estate information in the real estate information DB152 includes, for example, certified copies of the real estate registry (building registration certificate, land registration certificate), registered matters such as the address and lot number of the real estate listed in the fixed asset tax register (name register), land area, building structure, floor area, year of construction, and fixed asset tax assessment value, cadastral maps, land survey maps, building blueprints, inspection confirmation certificates, estimates, purchase and sale agreements, housing performance evaluation reports, and boundary confirmation reports. The real estate information DB152 is a database of the above-mentioned real estate information obtained via the Internet or in the form of documents or data from the owners of the target real estate, and is preferably automatically generated and updated by AI.

[0036] The value calculation standards in the value calculation standard DB153 include, for example, the inheritance tax roadside land value map and roadside land value assessment calculation basis value table published by the National Tax Agency, the fixed asset tax assessment value calculated by each city, ward, town, and village and the assessment multiplier table published by the National Tax Agency, the standard construction price table for buildings published by the National Tax Agency, the replacement cost of buildings used to calculate the assessment value of a structure, and the statutory useful life of a building. The value calculation standard DB153 is a database of the above-mentioned value calculation standards obtained via the Internet or in the form of documents or data from the owners of the target real estate, and is preferably automatically generated and updated by AI.

[0037] The land and building appraisal values ​​in the appraisal value DB154 are the land and building appraisal values ​​at the time of a new appraisal, a revaluation (lump-sum reassessment), or a resurvey (regular reassessment), whichever is most recent. The land and building appraisal values ​​at the time of a new appraisal and a resurvey (regular reassessment) are calculated by the real estate appraisal system of this embodiment and stored in the appraisal value DB154. At the time of a revaluation (lump-sum reassessment), they may be calculated by a different system and stored in the appraisal value DB154, or may be calculated using a calculation process for the land and building appraisal values ​​of the real estate appraisal system of this embodiment, which will be described later, and stored in the appraisal value DB154.

[0038] The unmanned aerial vehicle 200 is an unmanned aircraft, such as a small drone or micro drone, and is equipped with a communication unit 210, a drive unit 220, a GNSS receiving unit 230, a camera 240, and a control unit 250.

[0039] The communication unit 210 wirelessly connects to a network and communicates with the real estate evaluation device 100 . The drive unit 220 is composed of, for example, a motor, and drives the propeller unit of the unmanned aerial vehicle 200 to rotate. The GNSS receiver 230 receives signals transmitted from satellites that make up the GNSS (Global Navigation Satellite System), and outputs the signals to the control unit 250. The camera 240 is made up of various optical devices for capturing images of a subject, and captures an image of the subject real estate according to instructions from the control unit 250 and outputs the image to the control unit 250 .

[0040] The control unit 250 is realized by, for example, a processor, a CPU, or other computing means, and functions in cooperation with various memories, a hard disk, and other storage means to execute various programs. The control unit 250 controls the drive unit 220 based on the signal received from the GNSS receiving unit 230 and the flight path and shooting instructions acquired from the real estate evaluation device 100 via the communication unit 210. The control unit 250 also causes the camera 240 to shoot based on the shooting instructions acquired from the real estate evaluation device 100, and transmits the images received from the camera 240 to the real estate evaluation device 100 via the communication unit 210.

[0041] [Processing flow] Next, the real estate appraisal process performed by the real estate appraisal system 1 according to this embodiment will be described together with details of each functional configuration of the control unit 140. 3 is a diagram showing a flowchart of the real estate appraisal process by the real estate appraisal system 1 according to this embodiment. This process starts in response to an instruction to start real estate appraisal of the target real estate. The instruction to start may be issued automatically at a pre-scheduled timing, or in response to an instruction from a person in charge, etc.

[0042] The operation control unit 160 creates a flight route for the wireless aircraft 200 based on the position information of the target real estate (S11). In detail, the operation control unit 160 creates the shortest flight route based on the position information of the target real estate and the position information of the takeoff point of the wireless aircraft 200. The takeoff point of the wireless aircraft 200 is the parking place of the wireless aircraft 200, the rooftop of the target real estate photographed immediately before, etc. The operation control unit 160 may also use information on no-fly areas where the wireless aircraft is prohibited to create the shortest flight route that avoids the no-fly areas. The information on the no-fly areas is, for example, restriction information that restricts the position, range, time, target, etc., and is stored in advance in the storage unit 150 (not shown).

[0043] Next, the operation control unit 160 transmits the shooting conditions and the flight path created in S11 to the wireless aircraft 200 via the communication unit 130 (S12). The shooting conditions are the shooting points specified by the position, angle, and direction of the camera at the time of shooting, the type of image such as still image or video, the shooting method such as sphere, panorama, and wide angle, the shooting date and time, etc. For example, the shooting conditions are set to shoot still images from a total of five locations: directly above the property and four locations at an angle of about 45 degrees to the north, south, east, and west.

[0044] The photographing conditions are stored in advance in the storage unit 150 (not shown). For a target real estate that is photographed for the first time, it is desirable to use the photographing conditions that are stored in the storage unit 150 and that have been set in advance by a person in charge, and for a target real estate that is photographed for the second or subsequent time, it is desirable to use the photographing conditions used when the same target real estate was photographed the previous time. When the control unit 250 of the wireless aircraft 200 finishes photographing the target real estate, the control unit 160 transmits the actual photographing conditions used when the previous photographing was performed to the real estate evaluation device 100, and the operation control unit 160 stores the photographing conditions in the storage unit 150.

[0045] Next, the control unit 250 of the wireless aircraft 200 controls the driving unit 220 based on the flight path received from the real estate evaluation device 100 and the signal received from the GNSS receiving unit 230, and flies the wireless aircraft 200 to the target real estate (S13).

[0046] Next, the control unit 250 photographs the target real estate with a camera based on the photographing conditions received from the real estate evaluation device 100 (S14). In detail, the control unit 250 controls the driving unit 220 and the camera 240 based on the shooting conditions received from the real estate evaluation device 100 to capture an image of the target real estate with the camera 240 and acquire the image. For example, the control unit 250 controls the unmanned aerial vehicle 200 to move directly above the target real estate-east-west-south-north based on the shooting conditions, and controls the camera 240 to capture still images at each shooting point, thereby acquiring an image of the target real estate.

[0047] Then, the control unit 250 transmits the image acquired in S14 to the real estate evaluation apparatus 100 via the communication unit 210 (S15). At this time, as described above, the control unit 250 may transmit the actual shooting conditions in S14 to the real estate evaluation apparatus 100 together with the image acquired in S14.

[0048] Next, the image acquisition unit 170 of the real estate evaluation device 100 stores the received image in the image DB 151 in association with information identifying the target real estate and the photographing date and time (S16). The information identifying the target real estate may be a real estate number included in the registered matters of the real estate information, or may be an arbitrary ID assigned by the real estate evaluation device 100.

[0049] Then, the real estate evaluation section 180 of the real estate evaluation device 100 evaluates the value of the target real estate based on the real estate information stored in the real estate information DB 152, the value evaluation criteria stored in the value evaluation criteria DB 153, and the images stored in the image DB 151 (S17). The value evaluation process for evaluating the value of the target real estate will be described in detail with reference to FIG. 4.

[0050] FIG. 4 is a diagram showing a flowchart of value evaluation processing by the real estate evaluation unit 180 of the real estate evaluation system 1 according to this embodiment. First, the real estate appraisal section 180 judges whether or not the target real estate has an existing building based on the real estate information DB 152 (S21). The real estate evaluation unit 180 advances the process to S22 if the target real estate includes an existing building, and advances the process to S30 if the target real estate does not include an existing real estate.

[0051] Next, the real estate appraisal section 180 judges, based on the appraisal amount DB 154, whether or not the target real estate is a real estate to be newly appraised (S22). The real estate appraisal unit 180 advances the process to S23 if the target real estate is not a new real estate to be appraised, and advances the process to S24 if the target real estate is a new real estate.

[0052] Next, the real estate appraisal unit 180 acquires the most recent land appraisal value of the target real estate from the appraisal value DB 154 (S23). Furthermore, the real estate appraisal unit 180 calculates the land appraisal value of the target real estate (S24). There are two main methods for calculating land valuation: one is to use the inheritance tax road value (hereinafter simply referred to as road value) (road value valuation method), and the other is to use the fixed asset tax valuation amount and valuation multiplier table without the road value (fixed asset tax valuation method).

[0053] First, the calculation of land valuation value using the roadside land value valuation method will be described. The roadside land value is the price in thousand yen per square meter of a standard residential lot that faces a road and has a standard rectangular or square (regularly shaped) frontage and depth. The roadside land value assessment method is a method of calculating the land valuation based on the roadside land value of the road that the land faces, and the calculation method is disclosed on the National Tax Agency's website. (See the National Tax Agency website: Tax information, procedures, forms / Find out about taxes / Tax Answers (frequently asked tax questions) / No. 4604 Valuation of residential land using the roadside value method https: / / www.nta.go.jp / taxes / shiraberu / taxanswer / hyoka / 4604.htm, Notice of legal interpretation / Property valuation https: / / www.nta.go.jp / law / tsutatsu / kihon / sisan / hyoka_new / 01.htm, Q&A examples Property valuation https: / / www.nta.go.jp / law / shitsugi / hyoka / 01.htm, etc. Accessed May 6, 2024)

[0054] For example, if the land of the target real estate is a shaped lot facing one road, the real estate evaluation unit 180 calculates the land evaluation value by road price x depth price correction rate x land area. In this embodiment, the road price and depth price correction rate are obtained from the price calculation standard DB 153, and the land area is obtained from the real estate information DB 152. The depth price correction rate is described in the road price evaluation calculation basis value table stored in the price calculation standard DB 153.

[0055] In addition, in the case of irregular land, the land valuation amount can be calculated by multiplying the amount calculated using one of the four valuation methods - valuation based on a divided regular land, valuation based on a calculated depth correction, valuation based on an approximate regular land, or valuation by subtracting it from the regular land on which it will be installed - by an irregular land correction rate, which is determined according to the degree of irregularity, location, and size of the land area.

[0056] In this embodiment, when the land of the target real estate is irregular, the land valuation is calculated using a method of valuation based on calculated depth correction, but the area of ​​the assumed regular land required for the calculation may be calculated from a cadastral map or a land survey map stored in the real estate information DB 152, or may be obtained from an image captured by the camera 240 of the wireless aircraft 200. Using the image captured by the camera 240 of the wireless aircraft 200 is effective when there is no cadastral map or a land survey map, and also allows the current situation to be grasped.

[0057] In addition, the real estate appraisal unit 180 may determine whether or not the land of the target real estate has a cliff from an image captured by the camera 240 of the wireless aircraft 200, and if so, calculate the area of ​​the cliff from the captured image, make a cliff correction, and then calculate the land appraisal value.

[0058] Next, the calculation of land valuation using the fixed property tax assessment method will be described. When setting a new property, the real estate appraisal unit 180 obtains the fixed asset tax assessment value stored in the real estate information DB 152 and the assessment multiplier stored in the value appraisal standard DB 153 for the target property, and calculates the land assessment value by multiplying the fixed asset tax assessment value by the assessment multiplier.

[0059] At the time of re-survey (regular reassessment), the real estate appraisal unit 180 calculates the case land fluctuation rate (%) based on the official land price and the reference land price stored in the value assessment standard DB 153. The real estate appraisal unit 180 then calculates the land appraisal value by reflecting the special depreciation rate calculated as 100(%) - the case land fluctuation rate (%) in the fixed asset tax appraisal value stored in the real estate information DB 152. Note that detailed calculation formulas for the case land fluctuation rate (%) and the land appraisal value are shown in FIG. 5. At the time of re-evaluation (lump-sum reassessment), the land appraisal value can be calculated in the same way as at the time of re-survey (regular reassessment).

[0060] Returning to FIG. 4, the real estate appraisal unit 180 analyzes the image captured by the camera 240 of the wireless aircraft 200 (S25). In detail, first, if a past image of the target real estate is stored in the image DB 151, the real estate evaluation unit 180 acquires the past image. Then, the real estate appraisal unit 180 performs image comparison analysis using AI (Artificial Intelligence) between the image taken of the target real estate in S14 and past images stored in the image DB 151, and identifies areas of the building of the target real estate that have changed. The changes to be identified are, for example, extensions and renovations to buildings, cracks in exterior walls, rust in gutters, and other damage that goes beyond deterioration due to aging.

[0061] Furthermore, when there are no past images of the target real estate, the real estate evaluation unit 180 uses a change part identification model generated by having an AI learn a learning data group that associates images of other real estate with changed parts contained in the images, to identify changed parts of the building of the target real estate from the image taken of the target real estate in S14. It is desirable that the other real estate be about the same age as the target real estate and have the same architectural structure. Examples of the change location identification model include, but are not limited to, a machine learning model and a deep learning model.

[0062] Next, the real estate appraisal unit 180 judges whether any changes have been identified in S25, for example, whether any extensions or alterations to the building or any damage caused by more than aging have been confirmed (S26). If the changed portion is identified, the real estate evaluation unit 180 advances the process to S27, and if the changed portion is not identified, the real estate evaluation unit 180 advances the process to S29.

[0063] Next, the real estate evaluation unit 180 performs a depreciation evaluation based on the changes confirmed in S25 (S27). The depreciation assessment is the depreciation amount or depreciation rate obtained as a result of evaluating the additions, renovations, or deterioration due to aging of the changes confirmed in S25. The depreciation amount or depreciation rate of the change part confirmed in S25 is determined using a depreciation evaluation model generated by having AI learn a learning data group in which an image including the change part is associated with the depreciation amount or depreciation rate. Examples of the depreciation evaluation model include, but are not limited to, a machine learning model and a deep learning model.

[0064] Next, the real estate evaluation unit 180 calculates the building appraisal value by multiplying the building price by the depreciation residual value rate according to the number of years of use using the depreciation method, and correcting the amount by the depreciation evaluation performed in S27 (S28). Here, the construction price is the replacement price or the purchase price stated in the purchase contract of the real estate DB 152. The replacement price is the estimated cost of constructing a building equivalent to the building, and is a preset replacement cost (yen / m 2 ) by the total floor area of ​​the building. 2 ) is stored in the value calculation standard DB 153.

[0065] In detail, the real estate evaluation unit 180 calculates the amount obtained by multiplying the construction price by the depreciation residual value rate calculated by the number of years since construction (evaluation date - construction date) / legal useful life. Then, the real estate evaluation unit 180 corrects the calculated amount by the depreciation amount or depreciation rate determined in S27 to calculate the building evaluation amount appropriate to the current state of the building. The building valuation calculated using the depreciation method depreciates linearly with the number of years, so if there have been additions or renovations or damage beyond that caused by aging, it cannot be said to be an appropriate valuation. Therefore, by evaluating the decrease in depreciation due to additions or renovations or the increase in depreciation due to damage beyond that caused by aging in the depreciation evaluation performed in S27, and correcting the building valuation calculated using the depreciation method, it is possible to calculate a building valuation that matches the current state of the building.

[0066] Furthermore, if there are no changes to the building, the real estate evaluation unit 180 considers that the building evaluation value that matches the current state of the building is the same as the building evaluation value calculated by the depreciation method, and calculates the building evaluation value by multiplying the construction price by the depreciation residual value rate according to the number of years of age using the above-mentioned depreciation method (S29). Note that if the building is a new construction, the depreciation residual value rate is set to 0, and the building price is used as the building evaluation value.

[0067] Returning to S21, if there is no existing building on the real estate, the real estate appraisal unit 180 proceeds to S30 and calculates the land appraisal value by the process described in S24. Next, the real estate evaluation unit 180 calculates the building appraisal value based on the building design drawings, estimates, and inspection confirmations (S31). For example, the building appraisal value is calculated by excluding from the estimated amount the costs of more than 30 types of construction work, such as "exterior construction work," which is not included in the estimate. The real estate evaluation unit 180 obtains the architectural design drawings, estimates, and inspection confirmations from the real estate information DB 152.

[0068] Then, the real estate appraisal unit 180 calculates the real estate appraisal value by adding up the land appraisal value and the building appraisal value (S32). In detail, when the real estate appraisal unit 180 is making a second or subsequent appraisal (i.e., at the time of re-survey (regular replacement)) for an existing building on the real estate and there are changes to the building, it calculates the real estate appraisal value from the most recent land appraisal value acquired in S23 and the building appraisal value calculated in S28 that matches the current state of the building. Also, when the real estate appraisal unit 180 is making a re-survey (regular replacement) and there are no changes to the building, it calculates the real estate appraisal value from the most recent land appraisal value acquired in S23 and the building appraisal value calculated in S29.

[0069] Furthermore, when a new value assessment is performed on a property that has an existing building (i.e., when an existing building is newly set) and there are changes to the building, the real estate assessment unit 180 calculates the real estate assessment value from the land assessment value calculated in S24 and the building assessment value that matches the current state of the building calculated in S28. Furthermore, when a new value is performed on an existing building and there are no changes to the building, the real estate assessment unit 180 calculates the real estate assessment value from the land assessment value calculated in S24 and the building assessment value calculated in S29.

[0070] Furthermore, when a new value assessment is performed on a property where an existing building is incomplete (i.e., when a new uncompleted building is set), the real estate assessment unit 180 calculates the real estate assessment value from the land assessment value calculated in S30 and the building assessment value calculated in S31.

[0071] As described above, the real estate appraisal system of this embodiment can conduct on-site inspections of the target real estate, which previously required a person to go to the site, using images of the target real estate taken by an unmanned aerial vehicle.

[0072] In addition, the real estate appraisal system can correct the building appraisal value calculated from the real estate appraisal information of the target real estate using a depreciation assessment of changes in the building obtained by AI analysis of images received from the wireless aircraft 200, thereby adjusting the building appraisal value of the target real estate to an amount that matches the current state of the building. In addition, the real estate appraisal system calculates the land appraisal value from the land condition appraisal obtained by AI analysis of images received from the wireless aircraft 200 and the real estate appraisal information of the target real estate, so that if the land of the target real estate is in a special condition, the land appraisal value can be set to an amount appropriate to the special condition of the land.

[0073] This allows the value of the target real estate to be evaluated automatically with a high degree of accuracy, reflecting the results of on-site investigations. As a result, the efficiency of real estate appraisal work can be improved, particularly when assessing new real estate properties and when conducting regular reviews.

[0074] (Variation 1) In this embodiment, the statutory durability years of the depreciation method used to calculate the building appraisal value may be obtained using a durability evaluation model generated by having an AI learn from a group of learning data that matches images of a building with the structure and statutory durability years of the building.

[0075] Although the present invention has been described above using the embodiments, it goes without saying that the technical scope of the present invention is not limited to the scope described in the above embodiments. It is clear to those skilled in the art that various modifications or improvements can be made to the above embodiments. Furthermore, it is clear from the claims that such modifications or improvements can also be included in the technical scope of the present invention. In the above embodiments, the present invention has been described as an invention of a real estate appraisal system, but it can also be considered as an invention of a method executed by the real estate appraisal system in the present invention, or a program that causes the real estate appraisal system to function as various means. [Explanation of symbols]

[0076] 1. Real Estate Valuation System 100 Real Estate Appraisal Device 110 Input section 120 Display section 130 Communications Department 140 Control section 150 Storage section 160 Motion control section 170 Image acquisition unit 180 Real Estate Appraisal Department 200 Radio Aircraft 220 Drive unit 230 GNSS receiver 240 Camera 250 Control section

Claims

1. A real estate evaluation system that utilizes images captured by an unmanned aerial vehicle, an operation control unit that flies the unmanned aerial vehicle to the target real estate based on location information of the target real estate; an image acquisition unit that acquires images of the target real estate taken from directly above and from the north, south, east and west directions using a camera mounted on the unmanned aerial vehicle; a real estate evaluation unit that, when the target real estate includes an existing building, corrects a land appraisal value calculated from real estate appraisal information of the target real estate and a building appraisal value calculated from the real estate appraisal information of the target real estate by a depreciation evaluation based on changes in the building obtained by analyzing the image, and calculates an appraisal value of the target real estate from the land appraisal value and the corrected building appraisal value; A real estate appraisal system that includes:

2. 2. The real estate appraisal system according to claim 1, wherein the depreciation assessment is a depreciation amount or a depreciation rate calculated based on the expansion, renovation or deterioration of the building over time.

3. an image storage unit that stores the image, 2. The real estate appraisal system according to claim 1, wherein the changed parts of the building are obtained by comparative analysis of the acquired image and past images stored in the image storage unit.

4. The real estate evaluation department The real estate appraisal system of claim 1, wherein when the target real estate includes a newly constructed or uncompleted building, the appraisal value of the target real estate is calculated from the land appraisal value calculated from the real estate appraisal information of the target real estate and the building appraisal value calculated from the real estate appraisal information of the target real estate.

5. 2. The real estate appraisal system according to claim 1, wherein the land appraisal value is calculated based on real estate appraisal information of the target real estate and an appraisal of the condition of the land obtained by analyzing an acquired image.

6. The real estate appraisal system according to claim 5 , wherein the land condition appraisal is based on the topography or shape of the land.

7. 2. The real estate appraisal system according to claim 1, wherein the valuation standard for the target real estate is a standard used when valuing the real estate based on the fixed asset tax assessment value, or a standard used when valuing the real estate based on the inheritance tax road value.

8. A method executed by a real estate evaluation system utilizing images captured by an unmanned aerial vehicle, comprising: flying the unmanned aerial vehicle to the target real estate based on location information of the target real estate; A step of acquiring images of the target real estate taken from directly above and from north, south, east and west directions using a camera mounted on the unmanned aerial vehicle; if the target real estate includes an existing building, correcting a land valuation calculated from real estate appraisal information of the target real estate and a building valuation calculated from the real estate appraisal information of the target real estate with a depreciation assessment based on changes to the building obtained by analyzing the image, and calculating an appraisal value of the target real estate from the land valuation and the corrected building valuation; The method according to claim 1,

9. A real estate evaluation system that uses images captured by unmanned aerial vehicles an operation control unit that flies the unmanned aerial vehicle to the target real estate based on location information of the target real estate; an image acquisition unit that acquires images of the target real estate taken from directly above and from the north, south, east and west directions using a camera mounted on the unmanned aerial vehicle; a real estate evaluation unit that, when the target real estate includes an existing building, corrects a land appraisal value calculated from real estate appraisal information of the target real estate and a building appraisal value calculated from the real estate appraisal information of the target real estate by a depreciation appraisal based on changes in the building obtained by analyzing the image, and calculates an appraisal value of the target real estate from the land appraisal value and the corrected building appraisal value; A program that functions as a

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