Real estate server and real estate search system

Abstract

To allow for providing appropriate real estate property information in consideration of own funds (of a customer) and an amount available for loan.SOLUTION: A real estate server 100 is provided, comprising: determination means 175 configured to determine a purchase budget of a user for a real estate property based at least on annual income and age of the user sent from a user device; first arithmetic means 180 configured to derive construction floor area and a price of a building based on the purchase budget of the user for a real estate property and a floor plan desired by the user; and second arithmetic means 185 configured to derive constructible floor area and a land purchase price based on the construction floor area and the price of the building derived by the first arithmetic means 180 and the purchase budget for a real estate property.SELECTED DRAWING: Figure 9

Description

[Technical field]

[0001] The present invention relates to a real estate server and a real estate search system, and more particularly to a real estate server and a real estate search system that can be suitably used by house builders. [Background technology]

[0002] Patent Document 1 discloses a device that proposes land on which a building with a specified floor plan can be built. This device is configured to be able to communicate with a user terminal used by a user via a network, and includes a land information storage means that stores land information including land conditions related to conditions specific to the land when a building is built on the specified floor plan, a land shape related to the shape of the land, and a land orientation related to the north-south, east-west directions of the land, a floor plan information storage means that stores floor plan information including floor plan conditions related to conditions specific to the floor plan when a building with a specified floor plan is built, a floor plan shape related to the shape of the floor plan, a floor plan orientation related to the north-south, east-west directions set in the floor plan, and information related to an allowable angle for the north-south, east-west directions set in the floor plan, a designation information receiving means that receives a designation of a floor plan from the user terminal, and a designation information storage means that receives a designation of a floor plan from the user terminal and stores the designation information in the floor plan information storage means based on the designation of the floor plan by the user. the floor plan information of the specified floor plan by referring to the land information storage means; a search processing means for searching for land on which a building with the specified floor plan can be built by referring to the land information storage means based on the extracted floor plan information; and a land information transmission means for transmitting information on the land on which a building with the specified floor plan can be built to the user terminal based on the results of the search, wherein the search processing means is composed of a first functional unit for determining whether or not the land stored in the land information storage means has land conditions that match the floor plan conditions of the specified floor plan, and a second functional unit for determining whether or not the land shape is within the range of allowable angles for the east-west, north-south directions set in the floor plan. [Patent Document 1] Patent No. 6083054 DISCLOSURE OF THEINVENTION [Problem to be solved by the invention]

[0003] The device disclosed in Patent Document 1 selects real estate by first determining the user's desired floor plan, and then selecting land on which a building with that floor plan can be built, and makes land suggestions to the user.

[0004] However, the device disclosed in Patent Document 1 cannot be used in cases where the land has been decided first and the floor plan selected later, and there is a problem in that its utility for users is limited.

[0005] In addition, even if the device disclosed in Patent Document 1 proposes land on which a building of a specified layout can be built, in many cases it is not realistic to purchase a real estate property without considering one's own funds and the amount of loan that can be borrowed. Therefore, it is necessary to consider these factors before finally proposing real estate property information.

[0006] Therefore, an object of the present invention is to provide real estate property information to users by an approach that is completely different from that disclosed in Patent Document 1. [Means for solving the problem]

[0007] In order to solve the above problems, the real estate server of the present invention (for example, the real estate server 100 shown in FIG. 1) A first collection means (e.g., the collection means 105 shown in FIG. 2 ) for collecting public property information of real estate that is open to the public; A second collection means (e.g., the collection means 105 shown in FIG. 2 ) for collecting undisclosed property information of real estate that is not open to the public; A storage medium (e.g., the storage medium 110 shown in FIG. 2) in which each property information collected by the first and second collection means is stored; A deletion means (e.g., the deletion means 115 shown in FIG. 2) for eliminating duplication of each piece of property information stored in the storage medium; an image processing means (e.g., the image processing means 120 shown in FIG. 2) for reading out real estate property information that matches the search criteria transmitted from a user device from the storage medium and superimposing the property information on an electronic map based on address information included in the property information; and a return means (for example, the return means 125 shown in FIG. 2) that returns the electronic map on which the property information is superimposed by the image processing means to the user device.

[0008] In the case where the property information to be superimposed on the electronic map is land information, a calculation means (e.g., the calculation means 130 shown in FIG. 2) for calculating a buildable floor area based on the building coverage ratio and floor area ratio of the land information may be provided. In addition, in this case, an update means (e.g., the update means 135 shown in FIG. 2) for updating the information in the storage medium by linking the buildable floor area calculated by the calculation means with the corresponding property information may also be provided.

[0009] Furthermore, the system may be provided with a discount information transmitting means (e.g., discount information transmitting means 140 shown in FIG. 2) that transmits to the user device information that has been discounted in the selling price of the property information collected by the first or second collection means, or with a new information transmitting means (e.g., new information transmitting means 145 shown in FIG. 2) that transmits to the user device property information that has a predetermined correlation with the search conditions of the user device among the new property information collected by the first or second collection means.

[0010] Also, A registration medium (e.g., the registration medium 150 shown in FIG. 2) in which a user of the user device and a contact address of a person in charge of a real estate agency providing a service to the user are registered in association with each other; A contact means (e.g., the contact means 155 shown in FIG. 2) for contacting a contact address of a person in charge of a user device when the frequency of searches for property information through the real estate server main body by the user device is equal to or greater than a predetermined threshold value; The present invention may also include:

[0011] Furthermore, A first questioning means (e.g., questioning means 160 shown in FIG. 2) for allowing a first and second user to rank and select a plurality of items that are important to the first and second users when selecting real estate; a second questioning means (e.g., the questioning means 160 shown in FIG. 2) for presenting some of the plurality of items to the first and second users who have actually viewed the property according to the property information returned by the return means, and for allowing the first and second users to select an evaluation for the property; A reply means (e.g., reply means 165 shown in FIG. 2) for replying to evaluations of the property of each of the first and second users based on responses to the first and second questioning means; One method is to have the following.

[0012] In order to solve the above problems, the real estate server of the present invention (for example, the real estate server 100 shown in FIG. 1) A first calculation means (for example, the first calculation means 180 shown in FIG. 9) for calculating a construction floor area and a price of a building based on a user's real estate purchase budget and a layout desired by the user; and a second calculation means (e.g., second calculation means 185 shown in FIG. 9) for calculating a buildable floor area and a purchase price of the land based on the construction floor area and price of the building calculated by the first calculation means and the purchase budget for the real estate property.

[0013] The system may also include a calculation means (eg, calculation means 175 shown in FIG. 9) that calculates the purchasing budget for the real estate property based on at least the user's annual income and age transmitted from a user device (eg, user device 200 shown in FIG. 1).

[0014] Furthermore, a receiving means for receiving desired conditions for a land search by a user (for example, a means for receiving the desired conditions selected in FIG. 12); A specifying means (for example, a means for performing the filtering process described in the third embodiment) for specifying property information that matches the desired conditions accepted by the accepting means from the storage medium, The image processing means may superimpose the property information identified by the identifying means on the electronic map.

[0015] In addition, the real estate search system of the present invention includes: The above real estate server (for example, the real estate server 100 shown in FIG. 1 ), The user device (e.g., the user device 200 shown in FIG. 1 ); A real estate agent device (e.g., the real estate agent device 300 shown in FIG. 1) operated by a real estate agent; Includes. [Brief description of the drawings]

[0016] [Figure 1] 1 is a schematic configuration diagram of a real estate search system according to a first embodiment of the present invention. [Diagram 2] 2 is a schematic configuration diagram of the real estate server 100 shown in FIG. [Diagram 3] 3 is a diagram showing an example of an electronic map 100A on which property information returned by the return means 125 shown in FIG. 2 and acquired by the user device 200 is superimposed. FIG. [Figure 4] This is a diagram showing the transition that occurs when the circle for "Shirokane 1-chome, Minato-ku, Tokyo" in FIG. [Diagram 5] 5 is a diagram showing a transition when one of the digests 100D in FIG. 4 is specified. [Figure 6] 3 is a diagram showing questions posed to a first and second user by the questioning means 160 shown in FIG. 2. FIG. [Figure 7] 3 is a diagram showing the results of responses given to the first and second users by the response means 165 shown in FIG. 2. FIG. [Figure 8] 2 is a timing diagram illustrating the operation of the real estate search system shown in FIG. 1. [Figure 9] FIG. 11 is a schematic configuration diagram of a real estate server in the real estate search system according to the second embodiment of the present invention. [Figure 10] 10 is a diagram showing an example of an input screen for information required for a loan simulation for a real estate property, which is downloaded to the user device 200 by the request means 170 shown in FIG. [Figure 11]10 is a diagram showing an example of a display screen showing the results of indexing by the indexing means 175, the first calculation means 180, and the second calculation means 185 shown in FIG. 9. FIG. [Figure 12] FIG. 11 is a diagram showing an example of a display on a display attached to a user terminal 200 in the real estate search system according to the third embodiment of the present invention. [Figure 13] 13 is a diagram showing a display example of search results that match the user's desired conditions selected through FIG. 12. FIG. [Explanation of symbols]

[0017] 100 Real Estate Server 105 Collection Methods 110 Storage Media 115 Removal Method 120 Image processing means 125 Reply Method 130 Calculation Method 135 Update means 140 Discount information transmission means 145 New information transmission method 150 Registered Media 155 Contact Method 160 Question Means 165 Answer method 170 Request means 150 Indexing means 180 First calculation means 185 Second calculation means 200 User device 300 Real Estate Agent Equipment 400 Real Estate Portal Site Database (Portal Site DB) 500 Real Estate Information Network System (REINS-DB) 600 Network invention embodiment

[0018] Hereinafter, embodiments of the present invention will be described with reference to the drawings. In the first embodiment, the case where real estate property information is information on purchasable land will be mainly described as an example.

[0019] (Embodiment 1) Fig. 1 is a schematic configuration diagram of a real estate search system according to the first embodiment of the present invention. Fig. 1 shows a real estate server 100, a user device 200, a real estate agent device 300, a portal site database (hereinafter referred to as "portal site DB") 400, a real estate information network system database (hereinafter referred to as "REINS-DB") 500, and a network 600, all of which will be described below.

[0020] The real estate server 100 collects real estate property information, including land information, from the portal site DB400 and the REINS-DB500, and provides property information that matches the search criteria transmitted from the user device 200. A specific configuration of the real estate server 100 will be described later with reference to FIG. 2.

[0021] The user device 200 is operated by a user who receives services provided by the real estate search system of this embodiment. The user device 200 may be a mobile phone, a tablet terminal, a smartphone, a personal computer, or the like.

[0022] The real estate agent device 300 is operated by a staff member of a real estate agent such as a house builder, etc. The real estate agent device 300 may be a mobile phone, a smartphone, a tablet terminal, a personal computer, or the like.

[0023] The portal site DB400 is a database of a real estate information site. The portal site DB400 stores information on publicly available real estate properties. Although only one portal site DB400 is shown in FIG. 1, the real estate search system of this embodiment actually has a plurality of portal site DBs 400.

[0024] REINS-DB500 is a database used in the computer network online system for real estate information exchange operated by the Real Estate Information Network. REINS-DB500 stores not only publicly available real estate property information, but also unpublished real estate property information that is not publicly available.

[0025] The network 600 is a network that mutually connects the real estate server 100, the user device 200, the real estate agent device 300, the portal site DB 400, and the REINS-DB 500. The network 600 is a general term for various networks such as an Internet line, a telephone line, a mobile phone line, and an LTE (Long Term Evolution) line.

[0026] Fig. 2 is a schematic diagram of the real estate server shown in Fig. 1. Fig. 2 includes a collection means 105, a storage medium 110, a deletion means 115, an image processing means 120, a reply means 125, a calculation means 130, an update means 135, a discount information transmission means 140, a new information transmission means 145, a registration medium 150, a contact means 155, a question means 160, and a reply means 165, which will be described below.

[0027] The collection means 105 includes a first collection means for collecting, via a network 600, public property information of real estate open to the public that is stored in the portal site DB400, and a second collection means for collecting unpublished property information of real estate not open to the public that is stored in the REINS-DB500 and public property information of real estate open to the public.

[0028] The storage medium 110 stores a plurality of pieces of property information including land information collected by the collection means 105. The storage medium 110 also stores each of the buildable floor areas for each piece of land information calculated by the calculation means 130 in pairs with each piece of land information.

[0029] The deletion means 115 is for eliminating duplication of each piece of property information stored in the storage medium 110. That is, for example, when property information is acquired from each of a plurality of portal site DBs 400, the property information may be about the same property, so only one of them is left in the storage medium 110 and the other property information is deleted.

[0030] It should be noted that the method of determining which of the multiple pieces of property information should be deleted by the deletion means 115 is not important, but for example, it is conceivable to delete all property information other than the one acquired first.

[0031] Furthermore, the method for determining whether property information is duplicated is not important, but in the inventor's experience, there have been no cases where property information was different in the same block area even if it coincidentally matched to two decimal places, so a simple method of determining whether property information is duplicated can be found by comparing pairs of block information for location and land area to two decimal places.

[0032] The image processing means 120 reads out real estate property information that matches the search criteria sent from the user device 200 from the storage medium 110, and creates the image shown in Figure 3, which will be described later, by superimposing the property information on an electronic map based on the address information contained in the property information, and also creates the images shown in Figures 4 and 5.

[0033] An electronic map is a map that can be viewed through a web page, such as the digital map provided by Zenrin Co., Ltd. Electronic maps may be created in either raster format or vector format.

[0034] The return means 125 returns the electronic map on which the property information is superimposed by the image processing means 120 to the user device 200. This allows the user device 200 to obtain property information of real estate that matches the search criteria together with the electronic map.

[0035] When the property information to be superimposed on the electronic map is land information, the calculation means 130 calculates the buildable floor area based on the building coverage ratio and floor area ratio of the land information. The calculated buildable floor area is displayed on the image shown in FIG. 5 as described later.

[0036] The update means 135 links the buildable floor area calculated by the calculation means 130 with the corresponding property information, and updates the information in the storage medium 110. As a result, as described above, specific land information and the corresponding buildable floor area are stored in the storage medium 110 as a pair.

[0037] The discount information transmitting means 140 transmits to the user device 200, when there is any property information for which the selling price has been discounted among the property information collected by the collecting means 105, that fact.

[0038] The new information transmission means 145 transmits to the user device 100 property information that has a predetermined correlation with the search criteria of the user device 200 among the new property information collected by the collection means 105 .

[0039] The registration medium 150 is used to register the user of the user device 200 and the contact information of the person in charge of the real estate agent who provides services to the user in association with each other. The contact information is preferably an email address, a telephone number, a facsimile number, etc. In addition, each evaluation content, which will be described later with reference to FIG. 7(b), is also registered in the registration medium 150 in a state linked to the property.

[0040] The contact means 155 contacts the contact address of the person in charge of the user device when the frequency of searches for property information through the real estate server main body by the user device is equal to or exceeds a predetermined threshold. Since it is considered that users who search frequently have a strong desire to purchase real estate and are also more likely to conclude a real estate purchase contract, in this embodiment, this fact is communicated to the person in charge.

[0041] The questioning means 160 includes, for example, a first questioning means for having the head of household (first user) and his / her spouse (second user) rank and select multiple items that they consider important when selecting real estate, and a second questioning means for presenting some of the multiple items to the head of household and his / her spouse who have actually viewed the property in accordance with the property information returned by the return means 125, and having them select an evaluation for the property.

[0042] Specifically, as described later with reference to Figs. 6(a) and 6(b), the first questioning means may transmit a web page showing, for example, nine items that are generally considered important and prompting the user to select three of them, and the second questioning means may transmit a web page showing all or some of the nine items and prompting the user to select one of three levels, i.e., good, average, or bad.

[0043] The answering means 165 answers the evaluation of the property based on the selection result by the first or second user selected by the questioning means 160. In this embodiment, in addition to the process performed by the questioning means 160, when there are two or more people with the decision-making power for purchasing real estate, the items that are important to both parties are adjusted and an objective overall evaluation is shown to support the real estate purchase.

[0044] Fig. 3 is a diagram showing an example of an electronic map 100A on which property information returned by the return means 125 shown in Fig. 2 and acquired by the user device 200 is superimposed. The electronic map 100A shown in Fig. 3 is superimposed with land information on the areas around Minato-ku and Shibuya-ku in Tokyo.

[0045] In the electronic map 100A in Fig. 3, the land information is indicated by circled numbers. Note that circled numbers are given to each block, but are not limited to this, and may be given to each larger or smaller block.

[0046] Also, the number in the circle indicates the number of pieces of land information in that block. Therefore, in this example, there are two pieces of land information in "Shirokane 1-chome, Minato-ku, Tokyo" and there are two pieces of land information in "Shirokane 4-chome, Minato-ku, Tokyo."

[0047] Figure 4 is a diagram showing the transition that occurs when the circle "Shirokane 1-chome, Minato-ku, Tokyo" is specified in Figure 3. Here, in order to allow the user to visually and easily grasp that the specified property information is "Shirokane 1-chome, Minato-ku, Tokyo," the brightness of the electronic map 100A itself is reduced and an address display area 100B of "Shirokane 1-chome, Minato-ku, Tokyo" is displayed.

[0048] 4, a property information digest display area 100C is displayed, for example, on the left side of the electronic map 100A. Here, digests 100D of two property information items are displayed in the digest display area 100C. The digests 100D are, for example, "sales price," "location," and "land area," though they are not limited to these.

[0049] Fig. 5 is a diagram showing a transition when one of the digests 100D in Fig. 4 is designated. Here, a building coverage ratio etc. display area 100E that displays each piece of information of the property information such as "building coverage ratio", "floor area ratio" and "buildable floor area" in addition to each piece of information shown in the digest 100D is superimposed on the electronic map 100A.

[0050] In addition, the building coverage ratio display area 100E includes check boxes for selecting whether or not the customer would like to inspect the property and whether or not they would like advice on financial planning such as building plans and mortgages, as well as a message field for writing requests and sending them to the administrator of the real estate server 100.

[0051] 6(a), 6(b), 7(a), and 7(b) are diagrams showing example screens of the question content and answer content displayed on the display of the user device 200 by the questioning means 160 and answering means 165 shown in FIG.

[0052] Figure 6(a) shows an example in which nine options are presented to the first user (master) and three of them are selected. For example, items such as "land area," "budget," and "sunlight exposure" are presented as options.

[0053] In this embodiment, the real estate server 100 transmits the screen shown in Fig. 6(a) to the user device 200 via the network 600. Therefore, the first user can operate the user device 200 to select three items that he or she wishes to prioritize and click the "Next" button, etc. As a result, the contents selected by the first user are transmitted to the real estate server 100, and the screen transitions to the screen shown in Fig. 6(b).

[0054] Figure 6(b) shows an example in which nine selection candidates are presented to the second user (wife) and three of them are selected. Here, too, the same items as in the example shown in Figure 6(a) are presented as selection candidates, but they do not necessarily have to be the same.

[0055] Therefore, the second user can select the three items that he or she wants to prioritize by operating the user device 200 and click the “Next” button, etc. In this way, the contents selected by the second user are transmitted to the real estate server 100.

[0056] Regarding the method of selecting priority items, for example, in addition to the selection of three priority items, the subject may be required to select three next-ranked priority items, or the subject may be required to rank all or some of the nine items, or the subject may be required to rate all or some of the nine items on a three-level scale.

[0057] FIG. 7(a) shows an example in which nine options are presented to the head of household and his / her spouse who actually viewed the property in accordance with the property information returned by the return means 125, and they are asked to select an evaluation of the property on a four-point scale.

[0058] Assume that after selections are made in response to the questions shown in FIG. 6(a) and FIG. 6(b), the first and second users actually view several properties according to the property information returned by the return means 125.

[0059] When the first and second users wish to compare the viewed properties to select a property that suits their preferences, they specify each property returned by the return means 125, and the screen shown in Figure 7(a) is transmitted to the user device 200 via the network 600.

[0060] Figure 7(a) shows an example in which the same nine selection options as shown in Figures 6(a) and 6(b) are listed, and the evaluation of the property is selected on a four-point scale. Here, the selection examples of "very bad", "bad", "good", and "very good" are shown, but it is also possible to select on a five-point scale including "average", or to select on a three-point scale of "bad", "average", and "good".

[0061] Here, in Fig. 6(a) and Fig. 6(b), the first and second users are prompted to select important items, respectively, while in Fig. 7(a), the first and second users are prompted to select an evaluation as the consensus of the first and second users. The first or second user performs a selection operation by operating the user device 200 as the consensus of the first and second users, and clicks a "Next" button (not shown), etc. As a result, the content selected as the consensus of the first and second users is transmitted to the real estate server 100.

[0062] In Fig. 7(b), the evaluation results based on the selections made through the screens shown in Fig. 6(a), Fig. 6(b) and Fig. 7(a) are displayed for each property. For example, for each property labeled "No. 1" to "No. 4", in addition to the "property name" and "price", the "overall evaluation" of the first and second users, the "evaluation of the husband" as the first user and the "evaluation of the wife" as the second user are listed. Each evaluation is shown, for example, with a five-point star symbol.

[0063] Each evaluation shown in FIG. 7(b) is registered in the registration medium 150 together with the corresponding property, so that even if the number of properties that the user views and evaluates increases in the future, the user will be able to view them as appropriate.

[0064] In this embodiment, the user selectively designates in advance the property that he / she wishes to evaluate, and after viewing and evaluating the property, the property can be viewed until the user explicitly cancels the designation of the property. However, if the designated property is purchased by another person and this fact is reflected in the real estate server 100, the property can be switched to being unavailable for viewing.

[0065] Fig. 8 is a timing diagram showing the operation of the real estate search system shown in Fig. 1. First, the user device 200 issues a login ID and login password and performs initial settings such as name, address, telephone number, facsimile number, and email address in order to receive services from the real estate information search system of this embodiment between the user device 200 and the real estate server 100.

[0066] Next, the portal site DB400 and the REINS-DB500 each acquire real estate information from the real estate agents under their respective affiliations, and store the information so that it can be downloaded by the real estate server 100 (steps S1, S2).

[0067] Typically, property information is dated when it is uploaded to portal site DB400 and REINS-DB500 by affiliated real estate agents, so portal site DB400 and REINS-DB500 store the property information in a linked state with the corresponding storage date.

[0068] Next, the real estate server 100 makes a request to acquire real estate property information periodically, for example, once a week, or irregularly, through the collection means 105. In response to this request, the portal site DB400 and the REINS-DB500 transmit the latest property information to the real estate server 100 (step S3).

[0069] Specifically, in step S3, the property information uploaded to the portal site DB400 and REINS-DB500 by the affiliated real estate agents after the previous request to obtain property information is calculated based on the accumulation date or the update date described below, and is sent to the real estate server 100 as the latest property information (step S3).

[0070] When the real estate server 100 receives the latest property information transmitted from the portal site DB 400 and the REINS-DB 500, it processes the property information (step S4).

[0071] In this processing, each piece of property information collected by the collection means 105 is stored in the storage medium 110 (step S41), duplicates of each piece of property information stored in the storage medium 110 are eliminated by the deletion means 115 (step S42), and if the property information to be superimposed on the electronic map is land information, the calculation means 130 calculates the buildable floor area based on the building coverage ratio and floor area ratio of the land information (step S43), and the update means 135 updates the information in the storage medium 110 by linking the buildable floor area calculated by the calculation means 130 to the corresponding land information (step S44).

[0072] In this state, when the user device 200 transmits the desired search conditions to the real estate server 100, the image processing means 120 in the real estate server 100 reads out property information of real estate that matches the search conditions from the storage medium 110, and superimposes it on the electronic map based on the address information contained in the property information, and the reply means 125 transmits the search results to the user device 200 (step S5A).

[0073] As a result, a web page such as the example screen described with reference to FIG.

[0074] Typically, the user of the user device 200 will transmit search conditions similar to those transmitted in step S5A to the real estate server 100 several times within a short period of time, and in response, the real estate server 100 will transmit to the user device 200 an electronic map on which property information is superimposed based on the address information contained therein as a search result via the reply means 125 (step S5B).

[0075] The search log of the user device 200 is stored in the real estate server 100. This search log includes at least the search conditions and the search date and time transmitted from the user device 200. The search log is used when determining whether or not to execute each of the discount information transmission process in step S9, the contact process in step S12, and the latest information transmission process in step S15, which will be described later.

[0076] Thereafter, for example, it is assumed that the selling price of a specific property that has already been made public by a real estate agent under the umbrella of the portal site and has been viewed several times by the user device 200 is discounted. In this case, in response to this, the administrator of the portal site DB 400 or the like updates the specific property information with information after the discount (step S6).

[0077] Next, when, for example, one week has passed since the previous property information acquisition process in step S3, the real estate server 100 makes a request to acquire real estate property information by the collection means 105. In response to this request, the portal site DB400 and the REINS-DB500 transmit the latest property information to the real estate server 100 (step S7).

[0078] As a result, the real estate server 100 performs the same processing as the processing described in step S4 (step S8).

[0079] Here, as a result of executing the processing in step S8, the specific property information is stored in the storage medium 110 of the real estate server 100 in a state in which it has been updated to the discounted information by the update processing in step S6.

[0080] In this case, the real estate server 100 refers to the search log to determine whether the property information to be updated has been viewed. Here, since the user device 200 is viewing the specific property information, the discount information transmission means 140 performs discount information transmission processing to the user device 200 (step S9).

[0081] The discount information sending process is a process for communicating that "a property you have viewed has been reduced in price." For example, it involves sending an email containing information about the property that is subject to discount, the discounted price, and the URL assigned to the page for that property information.

[0082] Furthermore, when the user device 200 subsequently transmits the desired search conditions to the real estate server 100, the image processing means 120 in the real estate server 100 reads out from the storage medium 110 property information reflecting the latest status of real estate that matches the search conditions, and superimposes it on the electronic map based on the address information contained in the property information, and the reply means 125 transmits the search results to the user device 200 (step S10A).

[0083] As a result, a web page such as the example screen described with reference to FIG.

[0084] Typically, the user of the user device 200 transmits search conditions similar to those transmitted in step S10A to the real estate server 100 several times within a short period of time, and in response, the real estate server 100 transmits to the user device 200 an electronic map on which property information is superimposed based on the address information contained therein as a search result via the reply means 125 (step S10B).

[0085] Thereafter, for example, it is assumed that unpublished new property information is sent from a real estate agent under the REINS-DB 500. In response to this, the administrator of the REINS-DB 500 or the like performs an update process to add the new property information to the property information already stored (step S11).

[0086] In addition, the real estate server 100 periodically or irregularly refers to the search log to determine whether there is a user whose property information search frequency is equal to or exceeds a predetermined threshold. If the search frequency by the user of the user device 200 is equal to or exceeds a predetermined threshold, the contact means 155 reads out the contact information of the person in charge of the real estate agent who provides services to the user, which is registered in the registration medium 150, and contacts the person in charge (step S12).

[0087] Thereafter, when, for example, one week has passed since the previous property information acquisition process in step S7, the real estate server 100 makes a request to acquire real estate property information by the collection means 105. In response to this request, the portal site DB400 and the REINS-DB500 transmit the latest property information to the real estate server 100 (step S13).

[0088] As a result, the real estate server 100 performs the same processing as the processing described in step S4 (step S14).

[0089] Here, as a result of executing the processing process in step S14, the storage medium 110 of the real estate server 100 stores the property information including the newly arrived property information due to the update process in step S11.

[0090] In this case, the real estate server 100 refers to the search log and judges whether there is a user with information that is correlated with the new property, such as having the same or similar search criteria (for example, different block, price difference of about ±10%, distance difference of about +10% from the nearest station, etc.). If the new property is the same or similar to the search criteria of the user of the user device 200, the latest information transmission means 145 performs a latest information transmission process to the user device 200 (step S15).

[0091] As described above, the real estate search system of this embodiment can provide real estate property information to the user by effectively utilizing electronic maps. In addition, it can also support the user in selecting property information.

[0092] (Embodiment 2) Fig. 9 is a schematic configuration diagram of a real estate server in a real estate search system according to the second embodiment of the present invention. Fig. 9 shows a request means 170, an indexing means 175, a first calculation means 180, and a second calculation means 185, which are described below, as being specific to this embodiment.

[0093] The request means 170 downloads an input screen for information required for a loan simulation of a real estate property to the user device 200 via the network 600, and requests the user to input the information through the user device 200. The information may be the amount of personal funds that the user can prepare, his / her age, annual income, desired loan repayment amount, etc. Among these, at least the annual income and age of the user may be used in the allocation process by the allocation means 175.

[0094] The calculation means 175, in response to a request from the request means 170, calculates an appropriate budget for purchasing a real estate property, including the loanable amount, according to information input by the user by operating the user terminal 200 and transmitted via the network 600. "Appropriate" here means that, statistically or empirically, it is possible for the general public in society to repay the loan without difficulty, and for example means a condition in which the loan repayment amount is 20% to 30% of monthly income.

[0095] The first calculation means 180 calculates an appropriate construction floor area and price of a building based on the appropriate real estate purchase budget calculated by the calculation means 175 and the layout desired by the user.

[0096] The second calculation means 185 calculates the necessary buildable floor area and the purchase price of the land based on the appropriate real estate property purchasing budget calculated by the calculation means 175 and the appropriate building construction floor area and building price calculated by the first calculation means 180.

[0097] Although the price of a building will increase if the user selects high-grade equipment, it is possible to determine the basic price by calculating the construction floor area of ​​the building, and then taking into account the price per tsubo and the total floor area, the total floor area and the average building price, etc.

[0098] 10(a) to 10(d) are diagrams showing examples of input screens for information required for a loan simulation for a real estate property, which is downloaded to the user device 200 by the request means 170 shown in FIG.

[0099] The example screen shown in Fig. 10(a) has an input field for the first user's annual income and a selection field for the user's age. The first or second user can operate the user device 200 to input or select the required information for each of these fields and click the "Next →" area with the mouse. As a result, this information is transmitted to the server device 100 via the network 600, and the screen transitions to the screen shown in Fig. 10(b).

[0100] The example screen shown in Fig. 10(b) has a selection field for the second user's annual income. The first or second user can operate the user device 200 to select the required information for this field, and then click the "Next →" area with the mouse. As a result, this information is transmitted to the server device 100 via the network 600, and the screen transitions to the screen shown in Fig. 10(c).

[0101] The example screen shown in Fig. 10(c) has a selection field for the first user's own funds. The first or second user can select the required information for this field by operating the user device 200, and click the "Next →" area with the mouse, etc. As a result, this information is transmitted to the server device 100 via the network 600, and the screen transitions to the screen shown in Fig. 10(d).

[0102] The example screen shown in Fig. 10(d) has a selection field for the amount of financial support from the first user's relatives, etc. The first or second user can operate the user device 200 to select the required information for this field, and then click the "Next →" area with the mouse, etc. As a result, this information is transmitted to the server device 100 via the network 600, and the screen transitions to the screen shown in Fig. 11(a).

[0103] 11(a) to 11(d) are diagrams showing examples of display screens showing the results of indexing by the indexing means 175, the first calculation means 180, and the second calculation means 185 shown in FIG.

[0104] The example screen shown in FIG. 11(a) shows the results of the calculation performed by the calculation means 175 based on the information input or selected through the screens shown in FIG. 10(a) to FIG. 10(d) to calculate the maximum purchase budget, maximum loan term, maximum expected loan amount, appropriate real estate property budget amount, expected loan amount, and expected change in remaining balance after purchase to be presented to the first and second users.

[0105] In the example screen shown in Fig. 11(a), the monthly loan repayment amount, desired loan repayment amount at the time of bonus, loan repayment period, and loan interest rate type can be selected, and when the first or second user operates the user device 200 to select the monthly loan repayment amount, the expected remaining balance trend, etc. are changed accordingly. Also, when the first or second user clicks the area marked "Next →" with the mouse, this information is transmitted to the server device 100 via the network 600, and the screen transitions to the screen shown in Fig. 11(b).

[0106] The example screen shown in Fig. 11(b) has buttons for selecting the layout of the room desired by the first and second users. The first or second user can select the layout by operating the user device 200 and click the area marked "Next →" with the mouse. As a result, this information is transmitted to the server device 100 via the network 600, and the screen transitions to the screen shown in Fig. 11(c).

[0107] The example screen shown in Fig. 11(c) allows the first and second users to select the desired number of floors and room size from, for example, three types. Prior to transmitting the example screen shown in Fig. 11(c) to the user device 200, the first calculation means 180 calculates an appropriate construction floor area and price of the building, and adds these to each area showing the number of floors and room size.

[0108] The first or second user may operate the user device 200 to select the number of floors, etc., according to the example screen shown in Fig. 11(c), and may then click the area marked "Next →" with a mouse, etc. As a result, this information is transmitted to the server device 100 via the network 600, and the screen transitions to that shown in Fig. 11(d).

[0109] The example screen shown in FIG. 11(d) shows the first and second users the appropriate building price and construction floor area calculated by the first calculation means 180 based on the information selected through the screen shown in FIG. 11(c), as well as example floor plans that meet these conditions.

[0110] If the first and second users wish to select other floor numbers and room sizes, they can simply click the area "View other plans" with the mouse, etc. As a result, this information is sent to the server device 100 via the network 600, and the screen transitions to the screen shown in FIG. 11(c).

[0111] On the other hand, if the first and second users do not wish to select other floor numbers and room sizes, they can simply click the area "Decide with this size" with the mouse, etc. As a result, this information is transmitted to the server device 100 via the network 600, and the screen transitions to the screen shown in FIG. 11(e).

[0112] The example screen shown in FIG. 11(e) shows the first and second users the required buildable floor area and land purchase price calculated by the second calculation means 180 based on the information determined through the screen shown in FIG. 11(d), along with the appropriate building price, construction floor area, etc.

[0113] (Embodiment 3) As explained using Figure 9, the above example involves determining the "buildable floor area" and the "purchase price" of the land based on the user's "purchase budget" for the real estate property and the user's "desired floor plan," and finally presenting these to the user.

[0114] In contrast, in this embodiment, area information that matches at least the "prefecture name" of the land desired by the user and, for example, at least one of the "selling price" and "buildable floor area" is obtained and presented to the user.

[0115] For example, the needs of a user who wants to purchase land and build a building on it based on a free design include: (1) 100m 2 I want to find a plot of land in Tokyo that is large enough to build a building of that size. (2) 100m 2 I would like to know the average price of land in Tokyo where a building of that size can be built. (3) 100m 2 I'm looking for land in Tokyo that is large enough to build a building of that size, and the total price for the building and land is around 70 million yen. Examples include:

[0116] On the other hand, for example, floor area ratios vary even within the same city, ward, town, or village depending on conditions such as whether the land faces a road, so in order to meet user needs, it is necessary to make it possible to search at a level that is more detailed than the city, ward, town, or village, such as the town or district level.

[0117] Therefore, the real estate search system of this embodiment makes it possible to search for area information that meets the user's needs, and in particular, the search results are superimposed on an electronic map and displayed on the display of the user device 200 through so-called visualization.

[0118] In addition, the real estate search system of this embodiment can also overlay on the electronic map the "reasonable building price" calculated from, for example, the "buildable floor area," and can also append a price trend table for the areas found in the search results.

[0119] FIG. 12 is a diagram showing an example of a display on a display attached to the user terminal 200 in the real estate search system according to the third embodiment of the present invention.

[0120] FIG. 12 shows an example of a selection screen for the user's desired conditions, which includes a selection field 200A for location including the "prefecture name," a selection field 200B for an estimate of the "sales price" of the desired land, a selection field 200C for an estimate of the "buildable floor area" of the building, and a selection field 200D for the "site area" of the land.

[0121] For example, if the user's needs are (1) or (2) above, the user selects "Tokyo" in selection field A, does not select selection field B, and selects "100m 2 " can be selected.

[0122] If the user's needs are, for example, the above (3), the user selects "Tokyo" in selection field A, and in selection field B, if the building price budget is 30 million yen and the total budget including the land price budget is, for example, 70 million yen, select the difference of "40 million yen", and in selection field C, select "100m 2 " can be selected.

[0123] For example, in the above (3) case, the user selects "Tokyo" in selection field A, "40 million yen" in selection field B, and "100m 2" and click the "Search" button. In this example, it is assumed that the city, ward, town, village, and site area are not selected.

[0124] As a result, the user terminal 200 transmits the user's desired conditions selected through selection boxes A to C to the real estate server 100 via the network 600. Upon receiving the user's desired conditions transmitted from the user terminal 200, the real estate server 600 searches the storage medium 110 based on the desired conditions.

[0125] At this time, the following processes are executed in no particular order. That is, the real estate server 600 executes a first filtering process based on the prefecture name "Tokyo" selected in the selection field A, for example, to search for land information that matches the prefecture name from among the land information stored in the storage medium 110.

[0126] In this example, it is mandatory to select the prefecture name through selection field A, so it is mandatory to execute the first filtering process. However, it is conceivable that the user may search for land throughout the Kanto region, so it should be noted that it is not necessary to make the prefecture name selection through selection field A mandatory.

[0127] Next, for example, the real estate server 600 executes a second filtering process based on the guideline selling price of "40 million yen" selected in the selection box B from among the land information remaining as a result of the first filtering process. As an example, when "40 million yen" is selected, it is possible to filter to leave only those in the range of 35 million yen to 45 million yen, those in the 40 million yen range, or those priced at 4,000 yen or less.

[0128] 12, since the selection of "sale price" through the selection box B is not required, it is optional to execute the second filtering process. Therefore, for example, if the sale price is selected, the second filtering process may be executed, and as a result, if the number of hits in the search results is equal to or less than a certain threshold, it is also possible not to execute the second filtering process.

[0129] Next, for example, the real estate server 600 selects the available floor area of ​​“100 m” in the selection field C. 2 "The appropriate price of the building can be calculated from the value. In this example, the user estimates the building price budget to be 30 million yen, but since the user is merely an amateur and not a professional when it comes to real estate, this estimate may not be valid.

[0130] Therefore, for example, following the example of "number of floors" x "size" shown in Figure 11(c), 2 "The appropriate building price can be calculated from the value close to the "fair price of the building". For example, the "medium" plan for a "one-storey" building has a construction floor area of ​​106 m2. 2 The "compact" two-storey plan has a construction floor area of ​​103.9 m 2 Therefore, for example, the "fair building price" can be determined as "25.4 million yen," which is the average of the corresponding "building prices" of "25.65 million yen" and "25.15 million yen."

[0131] Alternatively, the real estate server 600 may convert the sales price selected in the selection field B, i.e., “40 million yen”, into the buildable floor area selected in the selection field C, i.e., “100 m2”. 2 " The floor area is calculated by dividing it by the number 2 It is also possible to calculate the "unit selling price" of the land when constructing a building on it.

[0132] However, it is also possible to have the user select the "number of floors" x "size" as shown in Figure 11(c) to obtain a more detailed "appropriate building price" based on the number of floors and room size type desired by the user.

[0133] Returning to the main topic, let us assume that the "appropriate building price" is calculated from the buildable floor area selected in selection field C, and the result is, for example, "25.4 million yen." In this embodiment, the results of executing the above processes are provided to the user via an electronic map as follows.

[0134] Fig. 13 is a diagram showing a display example of a search result that matches the user's desired conditions selected through Fig. 12. The display example shown in Fig. 13 may also be created by the image processing means 120, and can be returned to the user terminal 200 by the return means 125 and displayed on a display attached thereto.

[0135] Figure 13 shows the area of ​​Hamacho, Chuo Ward, Tokyo, which is about 100m 2 Examples given include "an area where land prices are in the 40 million yen range, on which a house can be built," and the average land price in that area being "45 million yen."

[0136] This example is a display example that meets the needs of (2) and (3) described above, but even in the case of need (1), for example, a display including the same description may be used, or "About 100 m 2 The content may be displayed as "area where a house can be built."

[0137] As shown in Figure 13, by clicking on the area that says "View market price fluctuation graph," it may be possible to view a graph showing land price trends for the past year in Hamacho, Chuo Ward, Tokyo, for example. This allows the user to determine market fluctuations and whether land in a particular area is a good buy.

[0138] In order to realize the display of the transition graph, the real estate server 600 must calculate the floor area of ​​1 m 2The "unit selling price" of the land when the building is constructed on the land can be calculated periodically or irregularly, and the calculation result can be stored in a pair with the location information of Hamacho, Chuo-ku, Tokyo.

[0139] Then, by multiplying the calculation result by the "buildable floor area" desired by the user, the above trend graph can be created. Note that the trend graph can be created by plotting the average land price over a period of, for example, about three months.

[0140] According to the real estate search system of this embodiment, a user can search for land based on actual market prices, rather than searching for land based on the unit price per area (e.g., 100,000 yen per square meter) or the roadside land price, official land price, or fixed asset tax assessment value.

[0141] Roadside land prices and other information are often not consistent with the actual market price, and are updated only once a year, making them difficult to use as an index for land searches. Even if the discrepancy is small, if the building coverage ratio is unclear, it is difficult to determine whether or not a building of the size desired by the user can be built.

[0142] In other words, when searching for land based on roadside land prices, etc., it is difficult to determine what size building can be constructed on that land. However, the real estate search system of this embodiment avoids such difficulties and allows users to easily search for land that meets their desired conditions.

[0143] As described above, the real estate search system of the first and second embodiments of the present invention can propose appropriate real estate property information in consideration of the user's own funds and the loanable amount. Also, the real estate search system can combine the parts unique to the real estate search system of the first embodiment and the parts unique to the real estate search system of the second embodiment. In addition, the real estate search system of the third embodiment allows the user to easily search for land that meets his / her desired conditions.

Claims

1. A calculation means for calculating a user's real estate purchase budget including a loanable amount based on at least the user's annual income and age, the purchase budget being transmitted from a user device; A first calculation means for calculating an estimated construction floor area and price of a building based on the user's real estate purchase budget calculated by the calculation means, the layout desired by the user, and the number of floors and size of the building desired by the user; A second calculation means for calculating a necessary buildable floor area based on the assumed construction floor area of ​​the building calculated by the first calculation means, and a purchase price of a land that can be considered based on the price of the building and the purchase budget of the real estate property; a reply means for replying to the user device the buildable floor area and the purchase price of the land calculated by the second calculation means; A real estate server equipped with:

2. A deletion means for eliminating duplication of each property information stored in the storage medium; an image processing means for superimposing the address information included in the property information read from the storage medium on an electronic map; Equipped with The replying means is means for replying to the user device an electronic map on which the property information is superimposed by the image processing means. The real estate server according to claim 1 .

3. A receiving means for receiving desired conditions for a land search from a user; a specifying means for specifying, from the storage medium, property information that matches the desired conditions accepted by the accepting means; 3. The real estate server according to claim 2, wherein said image processing means superimposes the property information identified by said identifying means on said electronic map.

4. A real estate server according to claim 1; A user device that transmits at least the user's annual income and age to the real estate server; a real estate agent device operated by a real estate agent; Real estate search system.

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