Real Estate Price Evaluation Device, Real Estate Price Evaluation Method, and Program

Abstract

To provide a technique for determining a level required for a real estate evaluation.SOLUTION: An apparatus comprises: an acquisition unit for acquiring a value of at least one evaluation item for real estate to be evaluated; a determination unit for determining that, when the value of the evaluation item satisfies prescribed criteria, an evaluation level required to evaluate the real estate is a first level, and that, when the value of the evaluation item does not satisfy the prescribed criteria, the evaluation level is a second level higher than the first level; and an output unit for outputting results of the determination.SELECTED DRAWING: Figure 2

Description

Technical Field

[0001] The present invention relates to a pretreatment apparatus for real estate appraisal, a pretreatment method, and a pretreatment program.

Background Art

[0002] Financial institutions that provide financing using real estate as collateral need to frequently appraise real estate. Generally, real estate appraisal is performed by a professional appraiser who examines information such as the area of the real estate to be appraised, the access situation, and the route value. In this case, since a lot of time and effort are required for the appraisal, a real estate appraisal system that automates the appraisal is also known.

[0003] In Patent Document 1, based on the fact that the appraisal target location is specified on a map, the land use area of the appraisal target location is acquired from urban planning information, and based on the acquired land use area, land price information comparable to the appraisal target location is extracted, and a real estate appraisal system that calculates the standard land price of the appraisal target location based on the extracted land price information has been proposed.

[0004] In Patent Document 2, a working person transaction support system that collects real estate transaction cases such as land and buildings, or appraises real estate without identifying the individuals who conducted the transactions, and supports real estate transactions has been proposed.

Prior Art Documents

Patent Documents

[0005]

Patent Document 1

Patent Document 2

Summary of the Invention

Problems to be Solved by the Invention

[0006] The value of real estate is difficult to evaluate depending on various conditions such as the area size, road access situation, degree of irregularity, height difference, etc., and there are many cases where it cannot be automatically performed by a real estate evaluation system. Since such difficult evaluations need to be carried out by veteran appraisers (skilled appraisers), the work has concentrated on skilled appraisers, and it has taken time for the evaluations. For this reason, even when a real estate evaluation system is introduced, it may take several weeks from the start of the investigation until the evaluation results are obtained.

[0007] However, since not all real estate evaluations are difficult, it is also conceivable to share the work so that only the difficult ones are carried out by skilled appraisers and the easy ones are carried out by non-veteran appraisers (unskilled appraisers). However, unskilled appraisers do not always distinguish between difficult and easy evaluations. For this reason, it may be necessary for skilled appraisers to sort out in advance whether each real estate is an easy evaluation or a difficult evaluation, or for skilled appraisers to re-check the results of evaluations made by unskilled appraisers as easy ones. As a result, even when sharing the evaluations between skilled appraisers and unskilled appraisers, it is assumed that the load on skilled appraisers will increase, and improvement has been demanded.

[0008] Therefore, an object of the present invention is to provide a technique for discriminating the level required for real estate evaluation.

Means for Solving the Problems

[0009] To solve the above problems, the preprocessing device of the present invention includes an acquisition unit that acquires the value of at least one evaluation item for the real estate to be evaluated, a determination unit that determines that the evaluation level required for the evaluation of the real estate is the first level when the value of the evaluation item satisfies a predetermined standard, and determines that the evaluation level is a second level higher than the first level when the value of the evaluation item does not satisfy the predetermined standard, and an output unit that outputs the result of the determination.

[0010] When the reference is that the real estate is located or not located within an area where a predetermined attribute is defined, the acquisition unit acquires the position information of the real estate as the value of the evaluation, the determination unit obtains the position where the real estate exists based on the position information, and the evaluation level may be determined according to whether the position is within the area.

[0011] When the real estate is located within a predetermined distance from the boundary defining the inside and outside of the area, the determination unit may determine that the level is undetermined without determining either the first level or the second level.

[0012] The preprocessing device may determine the evaluation level according to whether any one of the market price, area, and the provisional price of the real estate obtained based on the market price and the area, which are based on the values of the evaluation items acquired by the acquisition unit, exceeds the corresponding threshold value. Also, the evaluation level may be determined according to whether either the market price or the area exceeds the threshold value.

[0013] The preprocessing device may calculate a difference rate (index value) related to at least one of the shape, inclination, and height difference of the real estate based on the values of the evaluation items acquired by the acquisition unit, and determine the evaluation level based on the difference rate.

[0014] The preprocessing device may obtain the floor area ratio of the real estate based on the values of the evaluation items acquired by the acquisition unit, and determine the evaluation level according to whether the floor area ratio exceeds a reference value.

[0015] To solve the above problems, the preprocessing method of the present invention includes the step of acquiring the value of at least one evaluation item for the real estate to be evaluated, When the value of the evaluation item satisfies a predetermined standard, determining that the evaluation level required for the evaluation of the real estate is the first level; when the value of the evaluation item does not satisfy the predetermined standard, determining that the evaluation level is a second level higher than the first level; outputting the result of the determination; which is executed by a computer.

[0016] To solve the above problems, the preprocessing program of the present invention acquires the value of at least one evaluation item for the real estate to be evaluated; when the value of the evaluation item satisfies a predetermined standard, determining that the evaluation level required for the evaluation of the real estate is the first level; when the value of the evaluation item does not satisfy the predetermined standard, determining that the evaluation level is a second level higher than the first level; outputting the result of the determination; and causing a computer to execute the steps.

[0017] Further, the present invention is exemplified by a recording medium in which the preprocessing program is recorded and is readable by a computer. By causing a computer to read and execute the program of this recording medium, its function can be provided.

[0018] Here, a recording medium readable by a computer or the like refers to a recording medium that accumulates information such as data and programs by an electrical, magnetic, optical, mechanical, or chemical action and can be read by a computer or the like Examples of removable recording media from a computer or the like include flexible disks, magneto-optical disks, CDs (Compact Discs), CD-R / Ws, DVDs (Digital Versatile Disks), DATs, 8mm tapes, memory cards such as flash memories, and the like. In addition, examples of recording media fixed to a computer or the like include hard disks and ROMs (Read Only Memories).

Advantages of the Invention

[0019] The present invention can provide a technique for determining the level required for real estate evaluation.

Brief Description of the Drawings

[0020]

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Embodiments for Carrying Out the Invention

[0021] Hereinafter, a preprocessing device for real estate evaluation according to an embodiment for carrying out the present invention (hereinafter referred to as an embodiment) and a real estate evaluation system using the same will be described with reference to the drawings. The configurations of the following embodiments are examples, and the present invention is not limited to the configurations of the embodiments. FIG. 1 is a schematic configuration diagram of the real estate evaluation system 1.

[0022] <Overview of the Real Estate Evaluation System> The real estate appraisal system 1 includes a preprocessing device 10 and a real estate appraisal device 20. The real estate appraisal device 20 is a device for appraising the value of real estate. The real estate appraisal system 1 uses a GIS (Geographic Information System) and a map created in accordance with the map displayed by the GIS. For example, the real estate evaluation device 20 calculates the price of the real estate if it were a standard plot based on the road price and the publicly announced price of the location where the real estate is located, and also calculates whether the real estate is inferior (or inferior to the standard plot) based on information specific to the real estate, such as the road access, shape, slope, and elevation difference of the real estate. The ratio of the value that is superior to the standard price is calculated as the difference rate (index value), and the standard price is multiplied by the difference rate. The price of the real estate is calculated. Therefore, by using the real estate appraisal device 20, even an appraiser who is not skilled in real estate appraisal (hereinafter also referred to as an unskilled appraiser) can easily evaluate the real estate.

[0023] However, when the real estate to be evaluated is significantly different from the standard real estate, such as when the real estate is significantly irregular in shape or located in a disaster alert area, or when the real estate has significantly poor marketability, the real estate evaluation device 20 may not be able to appropriately evaluate the real estate. For this reason, in the real estate evaluation device 20 of this embodiment, the values ​​of the evaluation items of the real estate are first input to the preprocessing device 10, which determines whether or not the real estate evaluation device 20 can evaluate the real estate. When the values ​​of the evaluation items meet a predetermined standard, the preprocessing device 10 determines that the evaluation level required for evaluating the real estate is the first level, and notifies the result to the real estate evaluation device 20 to have the real estate evaluated. In addition, when the values ​​of the evaluation items do not meet a predetermined standard, the preprocessing device 10 determines that the evaluation level is the second level, which is higher than the first level, and notifies the result to the real estate evaluation device 20 to prompt the expert terminal 30 to make an evaluation request, or notifies the expert terminal 30 used by an appraiser skilled in real estate evaluation (hereinafter also referred to as an expert appraiser) to have the real estate evaluated.

[0024] Thus, in the real estate evaluation system 1 of this embodiment, the preprocessing device 10 distributes the evaluation so that an unskilled person performs a simple evaluation at the first level using the real estate evaluation device 20, and a skilled person performs a difficult evaluation at the second level. As a result, the load of real estate evaluation is not concentrated on the skilled person, and the load can be dispersed according to the evaluation level, enabling efficient evaluation.

[0025] In the example of FIG. 1, the real estate evaluation system 1 is configured not to include the skilled person terminal 30, but the real estate evaluation system 1 may be configured to include the skilled person terminal 30.

[0026] <Configuration of the preprocessing device> FIG. 2 is a functional block diagram of the preprocessing device 10. The preprocessing device 10 includes a target location summary input unit 101, a property search unit 102, a map / route price display unit 103, a frontage route price selection unit 104, a shape designation unit 105, a target location polygon display unit 106, and an adjacent road designation unit 107. The preprocessing device 10 also includes a discrimination determination unit 108, a discrimination result output unit 109, a discrimination result correction unit 110, a map information database 121, a map layer information database 122, a route price information database 123, and a price information database 124.

[0027] The target location summary input unit 101 receives input of information (position information) such as the location of the real estate to be evaluated (for example, coordinates such as latitude and longitude, lot number, or house number) and the area. For example, the target location summary input unit 101 causes the display device to display input fields such as the lot number and area, and the user operates the keyboard to input the lot number, area, etc. entered in this input field into the memory as target location information.

[0028] Based on the target location information input by the target location summary input unit 101, the property search unit 102 acquires map information of the location where the real estate to be evaluated exists from the map information database 121. to do.

[0029] The map and route value display unit 103 causes the display device to display the map information acquired by the property search unit 102, and acquires the route value information corresponding to the map from the route value information database 123, and superimposes and displays the route value information (for example, arrow lines and route values) on the map.

[0030] The front route value selection unit 104 detects the route value selected by the user based on the user's operation. When the user selects an arrow line with a desired route value, the front route value selection unit 104 displays the arrow line in a selected state.

[0031] The shape specifying unit 105 detects a user operation for specifying the shape of the land (target land) to be evaluated. The target land polygon display unit 106 superimposes and displays a polygon of the shape specified by the shape specifying unit 105 on the map.

[0032] The tangent road specifying unit 107 detects the specification of the tangent road related to the target land according to the user's operation. Further, the tangent road specifying unit 107 calculates the width of the tangent road specified by the user. For example, when the user selects one boundary and the other boundary of the tangent road, the distance between these boundaries is calculated as the width of the tangent road. Note that the tangent road specifying unit 107 may obtain the road boundary between the target land and the tangent road based on the map information, and calculate the distance from the opposite road boundary as the width of the tangent road.

[0033] In the present embodiment, the target land outline input unit 101, the property search unit 102, the map and route value display unit 103, the front route value selection unit 104, the shape specifying unit 105, the target land polygon display unit 106, and the tangent road specifying unit 107 constitute an acquisition unit 100 that acquires the values of the evaluation items related to the real estate to be evaluated.

[0034] When the value of the evaluation item meets a predetermined standard, the discrimination determination unit 108 determines that the evaluation level required for the real estate evaluation is the first level. When the value of the evaluation item does not meet the predetermined standard, the discrimination determination unit 108 determines that the evaluation level is the second level, which is higher than the first level. Also, when it is necessary to investigate the value of the evaluation item in detail through an on-site inspection or an official survey, the discrimination determination unit 108 does not determine it as the first level or the second level, but determines it as undetermined level. The specific values and criteria of the evaluation items used by the discrimination determination unit 108 will be described later.

[0035] The discrimination result output unit 109 outputs the result determined by the discrimination determination unit 108. For example, the discrimination result output unit 109 causes the determined evaluation level to be displayed on the display device. Also, if the evaluation level determined by the discrimination determination unit 108 is the first level, the discrimination result output unit 109 notifies the real estate evaluation device 20 of the evaluation request. If the evaluation level is the second level, the discrimination result output unit 109 notifies the real estate evaluation device 20 or the expert terminal 30 and prompts the expert terminal 30 for an evaluation request. The discrimination result output unit 109 may transmit the information acquired by the notification acquisition unit 100 to the real estate evaluation device 20 or the expert terminal 30 together with this notification.

[0036] When the discrimination determination unit 108 determines that the level is undetermined, the discrimination result correction unit 110 corrects the discrimination result by displaying the items that need to be investigated and allowing the user to input the investigation results.

[0037] The map information database 121 is a database for displaying map information managed by a so-called GIS. The map layer information database 122 holds, as layers, attribute information for each area such as the usage area set on the map of the map information database, the urban planning area, the landslide hazard warning area (yellow zone), the landslide special warning area (red zone), and the hazard map. The route price information database 123 holds arrow line information at the same scale and the route price corresponding to the arrow line for the road where the route price is set on the map of the map information database. The price information database 124 is the map information database Holds the public price, standard land price, and sales cases (prices at which transactions were made in the past) set at the location on the map that the real estate has.

[0038] <Configuration of the Real Estate Appraisal Device> Figure 3 is a functional block diagram of the real estate appraisal device 20. The real estate appraisal device 20 includes a target area overview input unit 201, a property search unit 202, a map / route price display unit 203, a front route price selection unit 204, a shape specification unit 205, a target area polygon display unit 206, and an adjacent road specification unit 207. Further, the real estate appraisal device 20 includes a preprocessing result acquisition unit 208, a standard plot price calculation unit 209, a price difference rate calculation unit 210, a target area price calculation unit 211, a map information database 221, a map layer information database 222, a route price information database 223, and a price information database 224.

[0039] In the real estate appraisal device 20, each part of the acquisition unit 200 (the target area overview input unit 201, the property search unit 202, the map / route price display unit 203, the front route price selection unit 204, the shape specification unit 205, the target area polygon display unit 206, and the adjacent road specification unit 207) has the same functions as each part of the acquisition unit 100 in the aforementioned preprocessing device 10 (the target area overview input unit 101, the property search unit 102, the map / route price display unit 103, the front route price selection unit 104, the shape specification unit 105, the target area polygon display unit 106, and the adjacent road specification unit 107). Also, in the real estate appraisal device 20, the map information database 221, the map layer information database 222, the route price information database 223, and the price information database 224 have the same functions as the map information database 121, the map layer information database 122, the route price information database 123, and the price information database 124 in the preprocessing device 10. Therefore, the description of each part of the acquisition unit 200 and each database 221 to 224 is omitted.

[0040] The preprocessing result acquisition unit 208 acquires, from the preprocessing device 10, as a result of preprocessing, information such as the evaluation level, information indicating the shape of the target area, and values of evaluation items used for evaluation.

[0041] The standard plot price calculation unit 209 sets the price of a standard plot based on the data in the price information database 224. The standard plot may be, for example, a rectangular plot with an area of 150 square meters, a frontage: depth ratio of 1:1.5, and a one-way road land with a front road on the east side. It may also be the land of a public notice land or a reference land whose plot conditions used for evaluation are used as the standard plot.

[0042] The standard plot price calculation unit 209 converts the price of the land in the actual transaction case into the price of the standard plot. Then, the standard plot price calculation unit 209 calculates the price for the standard plot near the target land (corresponding to the predetermined standard plot of the present invention) from the transaction case (already converted into the price of the standard plot). If there is no transaction case near the target land, interpolation calculation may be performed from the transaction cases of neighboring lands. Also, instead of the actual transaction case, public notice lands or reference lands may be used.

[0043] The price difference rate calculation unit 210 determines, based on the shape of the polygon specified by the shape specification unit 205 or the shape of the polygon (the shape of the target land) acquired from the preprocessing device 10 by the preprocessing result acquisition unit 208, which of the plurality of plot conditions (details of the conditions will be described later) stored in the storage unit the shape is classified into. Also, the price difference rate calculation unit 210 calculates the price difference rate based on the plot condition into which the polygon is classified.

[0044] The target land price calculation unit 211 multiplies the price of the standard plot by the price difference rate and calculates the price of the target land as the evaluation result.

[0045] <Configuration of the expert terminal> FIG. 4 is a functional block diagram of the expert terminal 30. The expert terminal 30 includes an evaluation request acquisition unit 301 and an evaluation request presentation unit 302.

[0046] The evaluation request acquisition unit 301 acquires, from the preprocessing device 10, information on the real estate to be evaluated, such as information indicating the shape of the target land and the values of the evaluation items used in the preprocessing, as an evaluation request.

[0047] The evaluation request presentation unit 302 causes the display device to display the real estate information acquired from the preprocessing device 10 and presents it to the expert appraisers. Further, the evaluation request presentation unit 302 may present the result of the preprocessing to the expert appraisers by causing a printer to print it, or may output it as data.

[0048] When receiving an evaluation request for real estate, the expert appraisers conduct necessary investigations and the like based on the presented real estate information to evaluate the real estate.

[0049] The evaluation request acquisition unit 301 and the evaluation request presentation unit 302 may be specialized for the acquisition and presentation of evaluation requests, or may be those that acquire and present general-purpose information such as a mail client or a web browser. For example, when the preprocessing device 10 sends an evaluation request to the expert terminal 30 by email, the expert terminal 30 may receive this evaluation request email with a mail ant and cause it to be displayed on the display device. Further, when the preprocessing device 10 is a web server that provides a web page describing real estate information as an evaluation request, the expert terminal 30 may periodically access the preprocessing device 10 with a web browser, acquire the evaluation request web page, and cause it to be displayed on the display device. In this case, the expert terminal 30 may be a personal computer or a smartphone equipped with a mail client or a web browser.

[0050] Further, the expert terminal 30 may be configured to include the evaluation request acquisition unit 301 and the evaluation request presentation unit 302 instead of the preprocessing result acquisition unit 208 of the real estate evaluation device 20, and also include the other units 201 to 211, 221 to 224. In this case, for example, when calculating the differential rate by the differential rate calculation unit 210, the shape of the target area and the values of the evaluation items acquired by the evaluation request acquisition unit 301 are used as default values, and the differential rate calculation unit 210 calculates the differential rate after the expert appraiser changes the value from the default value according to the investigation and experience. Then, the target land price calculation unit 211 multiplies this differential rate by the price of the standard plot to calculate the price of the target area as the evaluation result. Thereby, while using the real estate information obtained from the preprocessing device 10, it is possible to conduct an evaluation reflecting the knowledge of the expert appraisers.

[0051] <Hardware Configuration> The preprocessing device 10, the real estate evaluation device 20, and the expert terminal 30 are computers (information processing devices). FIG. 5 is a hardware configuration diagram showing an example of these computers 400. The computer 400 has, for example, a processor 412, a memory 413, an input / output IF (interface) 414, and a communication IF 415 that are interconnected by a connection bus 411. The processor 412 processes the input information and outputs the processing result, thereby controlling the entire device. The processor 412 is a CPU (Central Processing Unit) or an MPU (Micro-processing unit), also called a controller. The processor 412 is not limited to a single processor and may have a multiprocessor configuration. Also, it may have a multi-core configuration with a plurality of cores in a single chip connected by a single socket.

[0052] The memory 413 includes a main storage device and an auxiliary storage device. The main storage device is used as a work area for the processor 412, a storage area for temporarily storing information processed by the processor 412, and a buffer area for communication data. The main storage device is a storage medium for the processor 412 to cache programs and data or expand the work area. The main storage device includes, for example, RAM (Random Access Memory), ROM (Read Only Memory), and flash memory. The auxiliary storage device is a storage medium for storing programs executed by the processor 412, data used for information processing, operation setting information, etc. The auxiliary storage device is, for example, an HDD (Hard-disk Drive), an SSD (Solid State Drive), an EPROM (Erasable Programmable ROM), a flash memory, a USB memory, a memory card, etc. and so on.

[0053] The input / output IF 414 is an interface for inputting and outputting data between the computer 400 and devices connected thereto. The input / output IF 104 inputs and outputs data, for example, between the operation unit such as a mouse and a keyboard, and devices such as a camera, a scanner, a speaker, and a display device. Further, the input / output IF 414 inputs and outputs data between a disk drive for reading data from a storage medium such as a CD and a DVD, a card reader / writer, an amplifier, a display, a speaker, and other devices. The operation unit is an input unit through which information for the computer 400 is input by a user's operation such as an input button, a dial, and a touch panel. The speaker and the display unit are output units that output information to the user.

[0054] The communication IF 415 is an interface (communication module) for communicating with other devices via a communication line, and is also referred to as a CCU (Communication Control Unit). The communication IF 415 communicates, for example, by wireless communication methods such as WiMAX (Worldwide Interoperability for Microwave Access) and LT E (Long Term Evolution), WiFi, Bluetooth (registered trademark), and the like. Note that a plurality of each of the components of the computer 400 shown in FIG. 6 may be provided, or some of the components may not be provided.

[0055] In the preprocessing device 10, the processor 412 functions as each processing unit such as the target area outline input unit 101, the property search unit 102, the map / route price display unit 103, the frontage route price selection unit 104, the shape specification unit 105, the target area polygon display unit 106, the adjacent road specification unit 107, the discrimination determination unit 108, the discrimination result output unit 109, and the discrimination result correction unit 110 by executing an application program (preprocessing program). Also, in the real estate evaluation device 20, the processor 412 has the target area outline input unit 201, the property search unit 202, the map / route price display unit 203, the frontage route price selection unit 204, the shape specification unit 205, the target area polygon display unit 206, and the adjacent road specification unit 207. Further, the real estate evaluation device 20 functions as each processing unit such as the preprocessing result acquisition unit 208, the standard plot price calculation unit 209, the differential rate calculation unit 210, and the target area price calculation unit 211. One processor 412 or one core can be shared as a plurality of processing units. For example, the processor 412 functions as a plurality of processing units by means of technologies such as multi-threading or multi-tasking. Also, some or all of the above plurality of processing units may be formed of hardware such as dedicated LSIs (large scale integration) such as DSP (Digital Signal Processor), ASIC (Application Specific Integrated Circuit), FPGA (Field-Programmable Gate Array), logic circuits, and other digital circuits. It may be formed in this way. Also, it may be configured to include an analog circuit in at least a part of each of the above processing units.

[0056] <Operation Example> FIG. 6 is a diagram showing a target area information display frame 71 as a GUI (Graphical User Interface) for inputting the values of evaluation items in the preprocessing device 10.

[0057] The target location information display frame 71 has an input field 72 where information about the target location, such as the location, lot number, and area of the target location, is input. When the user inputs the lot number of the target location or the location such as the dwelling notation (address) into the input field 72 and selects the search button 73, the preprocessing device 10 acquires the corresponding map information from the map information database 121 and displays it in the map display field 74. Instead of inputting location information that can individually identify the target location, when the user selects the area where the target location exists from a list of prefectures, cities, towns, and villages, displays a map including the target location, and selects the target location with a pointing device, the preprocessing device 10 may acquire the location information of this selected land from the map information database 121. Further, the preprocessing device 10 acquires information indicating the route value on the displayed map (route value information) from the route value information database 123 and superimposes and displays it on the map as shown in FIG. 6.

[0058] In FIG. 6, the route value information is indicated by the route value on the map and an arrow indicating the application range of the route value. This arrow information is created in advance corresponding to the section of the road where the route value is set at the same scale as the map and stored in the database in association with the map. Also, the route value is stored in the database in association with each arrow.

[0059] In the example of FIG. 6, "1940D" is displayed as the route value on the road facing the target location 75. Here, the route value 1940D indicates the price per unit area of 1940 (unit: thousand yen) and the land lease ratio D. The land lease ratio is defined as A 90%, B 80%, C 70%, D 60%, E 50%, F 40%, G 30% in the case of the inheritance tax route value.

[0060] The user selects the route (arrow indicating the route value) facing the target location via the operation unit of the preprocessing device 10. Here, the operation unit is a pointing device such as a mouse or a keyboard. In the case where there is only one road facing the target location as in the example of FIG. 6, the preprocessing device 10 may select this route value. When the target location is a corner lot or the like and faces multiple roads, the user selects which one to apply from among the multiple route values.

[0061] When the arrow line indicating the route value is selected, the preprocessing device 10 displays the polygon display frame 76. The polygon display frame 76 displays a polygon (for example, a rectangle) 77 having a straight line with the same inclination as the selected arrow line, that is, the front road of the target land as one side. Alternatively, the polygon (for example, a rectangle) 77 may be displayed by designating the vertices of the shape of the target land using a mouse, a touch pen, or other pointing device, and the polygon display frame 76 may be displayed on one piece of the polygon having substantially the same inclination as the selected arrow line.

[0062] The user can deform this polygon 77 by operating the operation unit. For example, the number of vertices can be increased or decreased, and the position of the vertices can be operated. The user arranges the vertices of the polygon 77 according to the corners of the target land to obtain the state of the polygon display frame 76A, and matches the shape of the polygon 77 with the shape of the target land to specify the shape of the target land.

[0063] Then, as shown in the polygon display frame 76B, when the user designates the side 78 in contact with the access road of the polygon (target land) 77 and the point 79 on the road boundary located on the opposite side of the side 78 on this access road, the preprocessing device 10 obtains the distance (the shortest distance in this example) LA between the side 78 and the point 79. Further, the preprocessing device 10 converts the distance LA on this map into an actual distance based on the scale of the map, and uses this actual distance as the road width of the access road. Similarly, the preprocessing device 10 converts the length of the side 78 on the map into an actual length based on the scale of the map, and uses this actual length as the frontage.

[0064] In addition, the preprocessing device 10 acquires the road type of the road (access road) in contact with the side 78 from the map information database 121 and the map layer information database 122. For example, attribute information indicating the road type such as national roads and prefectural roads is acquired from the map information database 121. Also, road type information is acquired from the layer recording information indicating the road type under the Building Standards Law from the map layer information database 122. Further, when the road under the Building Standards Law is known, the road type information may be input in the input field 72.

[0065] Furthermore, the user inputs the outline information of the real estate into the outline input field 81. The outline information of the real estate includes, for example, the cadastral area (land area) in the public records, the land use classification, the elevation difference within the target area, the presence or absence of buildings, the number of building blocks, the construction year of the building, the floor area of the building, the number of floors of the building, the structure of the building (wooden structure, lightweight steel structure, steel structure, reinforced concrete structure, steel reinforced concrete structure, etc.), and the use of the building (residential, condominium, store, office, factory, warehouse, etc.).

[0066] <Judgment Conditions> FIG. 7 is a diagram showing an example of a data table indicating the judgment conditions for the road width. This data table stores the evaluation levels according to the values of the road width (unit: meter) for each road type. In FIG. 7, the evaluation levels as the judgment results are denoted by "〇", "△", and "×", where "〇" represents the first level, "△" represents the undetermined level, and "×" represents the second level.

[0067] In FIG. 7, for "public roads etc." in terms of road type, it refers to roads such as national roads, prefectural roads, and municipal roads that are recognized as access roads in the Building Standards Law if the road width is 4 m or more (Article 42, Paragraph 1, Item 1), or designated roads (Article 42, Paragraph 1, Item 5), development roads (Article 42, Paragraph 1, Item 2), etc. that are recognized as access roads in the Building Standards Law and are other than the roads in Article 42, Paragraph 2. That is, when the road type is "public roads etc.", if the road width is 4 m or more, it is determined as the first level, and if it is less than 4 m, it is determined as the second level. Also, since the road width obtained from the map information may include errors, when the road width is between the values determined as the first level or the second level (for example, 3.8 m or more and less than 4.2 m), it is determined as the undetermined level. Note that when an accurate value can be input based on the materials used in the building application, etc., it may be set such that if the road width is 4 m or more, it is either the first level or the second level, and the undetermined level is not determined.

[0068] In addition, when the road type is a road defined in Article 42, Paragraph 2 of the Building Standards Act, it is regarded as a road with a width of 4 m, and thus is determined to be at the first level regardless of the actual value. Furthermore, when the road type cannot be obtained from the map information, for example, when the road is depicted as a single line and the width information cannot be obtained, or when there is a discrepancy between the width entered as summary information and the actual value and the accuracy may not be precise, it is determined to be of undetermined level regardless of the actual value. Also, when the road type is unknown, it is determined to be at the second level regardless of the width value. Note that the width values shown in Fig. 7 are just examples and may be changed according to the accuracy of the values that can be obtained from the map information, etc. Also, when the target real estate corresponds to a special large-scale building, different values may be used, such as setting it to the first level if the road width is 6 m or more and to the second level if it is less than 6 m.

[0069] Fig. 8 is a diagram showing an example of a data table indicating the determination conditions for the frontage. This data table stores the evaluation level corresponding to the value of the frontage (unit: meter). In the example of Fig. 8, if the frontage is 2 m or more, it is determined to be at the first level; if it is 1.8 m or more and less than 2.2 m, the level is undetermined; and if it is less than 2 m, it is determined to be at the second level. Note that when an exact value can be entered, it may be set such that if the frontage is 2 m or more, it is either at the first level or the second level, and the undetermined level is not determined.

[0070] FIG. 9 is a diagram showing an example of a data table indicating the determination conditions for urban planning areas. This data table stores the evaluation levels corresponding to the urban planning areas where the target real estate is located. In the example of FIG. 9, if the location of the target real estate is within the urbanized area or within the non-delineated area, it is determined to be the first level; if it is within the urbanization adjustment area, within the quasi-urban planning area, or outside the urban planning area, it is determined to be the second level. Also, since the area obtained from the map information may contain errors, when the location of the target real estate is in an area (nearby adjustment area) less than a predetermined distance from the boundary of the urbanized area or non-delineated area, it is determined that the level is undetermined. In this case, for example, within the urbanized area determined to be the first level means that the target real estate is within the urbanized area and not located in its nearby adjustment area. Similarly, within the urbanization adjustment area determined to be the second level means that the target real estate is within the urbanization adjustment area and not located in its nearby adjustment area. Note that when the exact area can be input, it may be set not to determine that the level is undetermined, such as the first level if it is within the urbanized area and the second level if it is within the urbanization adjustment area.

[0071] FIG. 10 is a diagram showing an example of a data table indicating the determination conditions based on the usage-based areas classified according to the actual usage regardless of the urban planning areas. This data table stores the evaluation levels corresponding to the usage-based areas where the target real estate is located. In the example of FIG. 10, if the location of the target real estate is within the general residential area or within the rural residential area, it is determined to be the first level; if it is within the high-level commercial area or within the industrial exclusive area, it is determined to be the second level. Also, since the usage-based area obtained from the map information may contain errors, when the location of the target real estate is in an area (nearby area) less than a predetermined distance from the boundary between the area determined to be the first level and the area determined to be the second level, it is determined that the level is undetermined. In this case, for example, within the general residential area determined to be the first level means that the target real estate is within the general residential area and not located in its nearby area. Similarly, within the high-level commercial area determined to be the second level means that the target real estate is within the high-level commercial area and not located in its nearby area. Note that when the exact usage-based area can be input, it may be set not to determine that the level is undetermined, such as the first level if it is within the general residential area and the second level if it is within the high-level commercial area.

[0072] FIG. 11 is a diagram showing an example of a data table indicating the determination conditions for a disaster area. This data table stores the evaluation levels according to the alert levels during disasters in the area where the target real estate exists. In the example of FIG. 11, if the location of the target real estate is within the alert area, at a dangerous location, or outside the disaster area, it is determined to be at the first level, and if it is within the special alert area, it is determined to be at the second level. Also, since the disaster area obtained from the map information may include errors, if the location of the target real estate is within an area less than a predetermined distance from the boundary between the area determined to be at the first level and the area determined to be at the second level (the vicinity area), it is determined that the level is undetermined. In this case, for example, within the alert area determined to be at the first level means that the target real estate is within the alert area and not located in its vicinity area. Similarly, within the special alert area determined to be at the second level means that the target real estate is within the special alert area and not located in its vicinity area. Note that when the accurate disaster area can be input, it may be set not to determine that the level is undetermined, such as being at the first level if it is within the alert area and at the second level if it is within the special alert area.

[0073] FIG. 12 is a diagram showing an example of a data table indicating the determination conditions regarding the presence or absence of a building built on the target land. This data table stores the evaluation levels according to the number of building blocks. When there is a building, the evaluation level may be set according to the number of its blocks. Note that in the case of planning to make it vacant land, it may be regarded as having no building. In the example of FIG. 12, it is determined to be at the first level when there is no building and when there are 5 or fewer building blocks, and at the second level when there are more than 5 building blocks.

[0074] FIG. 13 is a diagram showing an example of a data table indicating determination conditions regarding the use of a building. This data table stores evaluation levels corresponding to the use of the building. In the example of FIG. 13, if the use of the building is for general purposes, it is determined to be the first level, and if it is for combined use or special use, it is determined to be the second level. Note that general purposes are, for example, houses and stores that are not for special use, and special purposes are, for example, hotels, hospitals, or factories. Combined use means that the buildings within the target area are used for multiple purposes. Note that when there is a building in the target area and there is no information on the use of the building, it may be determined to be of undetermined level.

[0075] FIG. 14 is a diagram showing an example of a data table indicating determination conditions regarding the height difference from the front road. This data table stores evaluation levels corresponding to the height difference. In the example of FIG. 14, if the height difference is less than 3.0 m, it is determined to be the first level, and if it is 3.0 m or more, it is determined to be the second level. Also, when information on the height difference has not been obtained, it may be determined to be of undetermined level. Also, the height difference is not limited to the height difference from the front road, and the height difference within the site or the height difference from adjacent land may also be used as determination conditions.

[0076] FIG. 15 is a diagram showing an example of a data table indicating determination conditions regarding the floor area ratio. This data table stores evaluation levels corresponding to the degree of excess of the floor area ratio with respect to the reference value. In the example of FIG. 15, when there is no excess, it is determined to be the first level, when there is an excess of less than 10% or when information on the floor area ratio has not been obtained, it is of undetermined level, and when there is an excess of 10% or more, it is determined to be the second level.

[0077] FIG. 16 is a diagram showing an example of a data table indicating the determination conditions of the provisional price. This data table stores the evaluation levels corresponding to the provisional price of the target real estate for each usage area to which the target real estate belongs. Note that the calculation method of the provisional price will be described later. In the example of FIG. 16, when the usage area of the target real estate is a general housing or farmhouse housing area, if the provisional price is less than 300 million yen, it is determined as the first level, and if the provisional price is 300 million yen or more, it is determined as the second level. Also, when the usage area of the target real estate is an ordinary commercial area, a high-class commercial area, an industrial area, or an industrial exclusive area (hereinafter, these are also referred to as industrial and commercial areas), if the provisional price is less than 500 million yen, it may be determined as the first level, and if the provisional price is 500 million yen or more, it may be determined as the second level.

[0078] FIG. 17 is a diagram showing an example of a data table indicating the determination conditions regarding the shape of the target land. This data table stores the evaluation level according to the degree of difference between the shape of the target land and a rectangle, which is defined as the degree of irregularity, and whether it is a narrow land or not. Also, the data table in FIG. 17 stores the association between the rate of difference and the degree of irregularity. In the example of FIG. 17, if it is regular, slightly irregular, or irregular, it is determined as the first level, if it is considerably irregular, the level is undetermined, and if it is a narrow land, it is determined as the second level. Note that a narrow land is one whose area of the maximum rectangle D0 is less than a predetermined value (for example, 50 m 2 ) regardless of the rate of difference.

[0079] Note that the above determination conditions may be set such that the evaluation level corresponding to a certain evaluation item varies according to the values of other evaluation items. For example, the road width conditions in FIG. 7 set a plurality of different conditions according to the road type. Also, when the land use zone in the urban plan is a residential type (general residential area / farmhouse residential area), the estimated floor area ratio calculated from the shape of the target area (polygon) specified by the user and the floor area of the building input as the outline information is compared with the value obtained by multiplying the road width by 0.4, and the lower value is taken as the reference floor area ratio. Further, the value obtained by dividing the floor area by the land area input as the outline information is taken as the actual floor area ratio, and the reference floor area ratio is compared with the actual floor area ratio. If the actual floor area ratio ≤ the reference floor area ratio, it is the first level; if the actual floor area ratio > the reference floor area ratio, it is the second level. However, if the difference between the actual floor area ratio and the reference floor area ratio is within ±10%, it may be set as undetermined level.

[0080] <Calculation of Provisional Price> As shown in FIG. 16, the discrimination determination unit 108 of the preprocessing device 10 calculates the provisional price based on the information acquired by the acquisition unit 100 in order to discriminate the evaluation level according to the provisional price.

[0081] The discrimination determination unit 108 calculates the provisional price by, for example, multiplying the route value by the area of the target area. Also, a differential rate may be obtained based on the shape of the target area, and the provisional price may be calculated by multiplying the differential rate and the route value by the area of the target area. Note that instead of the route value, the public notice price, the standard land price, or the price at which it was sold in the past (hereinafter also referred to as the market price) may be calculated by multiplying the ratio of the public notice price or the like to the frontage route value of the target area and the differential rate by the area of the target area.

[0082] FIG. 18 is an explanatory diagram of a method for obtaining the differential rate from the ratio of the internal maximum rectangle to the remaining land. When the shape of the target area 75 is specified as a polygon having vertices ABCD, the discrimination determination unit 108 divides the inside of this polygon into a rectangular shape and arranges the rectangle (hereinafter also referred to as the internal maximum rectangle) D0 so that its area is maximized. Such a rectangular portion is suitable for use such as building a building, while the other portion (also referred to as the remaining land) is difficult to use and is therefore subject to depreciation.

[0083] Also, when comparing the remaining land (hereinafter referred to as the front remaining land) D1 in contact with the access road 83 and the remaining land (hereinafter referred to as the rear remaining land) D2 not in contact with the access road, since the rear remaining land D2 is more difficult to utilize, the value of the rear remaining land D2 may be set lower than the value of the front remaining land D1. For example, taking the value of the rectangle D0 as 100%, the value of the front remaining land D1 is set as 90%, and the value of the rear remaining land D2 is set as 70%.

[0084] Then, as shown in the following formulas 1 and 2, the areas SA, SB, and SC of the internal maximum rectangle D0 and the remaining lands (front remaining land D1 and rear remaining land D2) are multiplied by their respective values and integrated, and then divided by the target ground area S0 to calculate the value rate RV. Further, 100% is subtracted from the value rate RV to obtain the depreciation rate RD.

[0085] RV = (SA×100% + SB×90% + SC×70%) / S0 ··· Formula 1 RD = RV - 100% ··· Formula 2 For the internal maximum rectangle, the minimum length of one side where a building can be built at least can be set. For example, if the length of one side of the internal maximum rectangle D0 is less than 6m at least, as a narrow residential lot, in Formula 1, the area SA is set as 0m 2 or 50m 2 It can be calculated as the following value. Note that the technology of setting the internal maximum rectangle within the polygon corresponding to the target land, and the technology of determining predetermined values for the land within the internal maximum rectangle and the other remaining lands and obtaining the difference rate from that ratio are not limited to the above, and the technology described in Japanese Patent No. 4260827 or other known technologies may be used.

[0086] Furthermore, FIG. 19 is an explanatory diagram of a method for obtaining a disparity ratio from the shaded area ratio, and FIG. 20 is a diagram showing an example of a data table storing the disparity ratio with respect to the shaded area ratio. When the shape of the target area 75 is specified, the discrimination determination unit 108 sets a rectangle or square piece of land (assumed reshaped area) 84 with one side being a straight line on the boundary between the target area 75 and the front route 83 and surrounding the entire target area 75 with the minimum area. Also, the discrimination determination unit 108 calculates the area SD of the assumed reshaped area, subtracts the area S0 of the target area 75 from this area SD to obtain the area SE of the shaded area 85, and divides by the area SD of the assumed reshaped area to calculate the shaded area ratio RN as shown in Equation 3.

[0087] RN = SE / SD =(SD - S0) / SD ··· Equation 3 Then, the discrimination determination unit 108 refers to the land area classification table and the irregularity correction rate table to obtain the disparity ratio with respect to the shaded area ratio RN. In the example of FIG. 20, when the shaded area ratio is 0 or more and less than 0.10, the disparity ratio is 0 (no depreciation); when the shaded area ratio is 0.10 or more and less than 0.25, the disparity ratio is -2% to -7%; when the shaded area ratio is 0.25 or more and less than 0.50, the disparity ratio is -8% to -20%; when the shaded area ratio is 0.50 or more, the disparity ratio is -21% and so on.

[0088] <Derivation of irregularity degree> The discrimination determination unit 108 of the preprocessing device 10 obtains the irregularity degree based on the information acquired by the acquisition unit 100 in order to discriminate the evaluation level according to the irregularity degree as shown in FIG. 17.

[0089] The data table in FIG. 20(A) stores the above-mentioned shaded area ratio and disparity ratio in association with the irregularity degree. The discrimination determination unit 108 obtains the shaded area ratio and disparity ratio as described above, and obtains the corresponding irregularity degree from the data table in FIG. 20(A).

[0090] FIG. 20(B) is a data table that stores the association between district classification and land area classification for each area (land area). FIG. 20(C) is a data table that stores the association between land area classification and shaded land ratio. The discrimination determination unit 108 can obtain the land area classification corresponding to the district classification and area of the target land from the data table in FIG. 20(B), and obtain the difference rate corresponding to this land area classification and shaded land ratio from the data table in FIG. 20(C).

[0091] <Pretreatment method> FIG. 21 is a diagram showing a pretreatment method executed by the pretreatment apparatus 10. The pretreatment apparatus 10 executes the process of FIG. 21 at a predetermined timing, such as when the user selects the start of pretreatment.

[0092] In step S10, when the user inputs information (target land information) indicating the location of the target real estate to the GUI as shown in FIG. 6 and selects a search, the pretreatment apparatus 10 displays the GUI, and based on the input target land information, acquires map information of the location where the real estate to be evaluated exists from the map information database 121.

[0093] In step S20, the pretreatment apparatus 10 causes the display device to display the map information acquired in step S10, and at the same time, acquires the route price information corresponding to the map from the route price information database 123 and superimposes and displays the route price information on the map. Thereby, the pretreatment apparatus 10 prompts the user to select a route price. The pretreatment apparatus 10 detects and displays the route price selected by the user based on the user's operation.

[0094] In step S30, the pretreatment apparatus 10 detects an operation of the user that designates the shape of the land (target land) to be evaluated. Further, the pretreatment apparatus 10 causes the polygon of the shape designated by the shape designation unit 105 to be superimposed and displayed on the map.

[0095] In step S40, the pretreatment apparatus 10 detects a designation of an access road related to the target land according to the user's operation. In step S50, the pretreatment apparatus 10 calculates the width of the access road designated by the user.

[0096] In step S60, the preprocessing device 10 receives input of outline information of real estate, such as the land area, land use, height difference within the target land, presence or absence of buildings, number of building blocks, construction year of the building, floor area of the building, number of floors of the building, structure of the building, and use of the building, according to the user's operation.

[0097] In step S70, the preprocessing device 10 determines an evaluation level corresponding to the information (values of evaluation items) input in steps S10 to S60 in light of the aforementioned determination conditions. For example, if the access road is a municipal road and its width is 4 m, it corresponds to the first level (〇), and if it is less than 4 m, it corresponds to the second level (×). However, in such a case near the boundary of the determination, considering the error, neither the first nor the second level is determined, and it is determined as level undetermined (△).

[0098] In step S80, the preprocessing device 10 determines whether there is an item determined as level undetermined in step S70.

[0099] If the determination in step S80 is affirmative, the preprocessing device 10 proceeds to step S90, generates a message indicating that additional investigation is necessary and a determination result including at least the item determined as level undetermined, and performs an output such as display or printing to prompt the user to investigate these items. FIG. 22 is an example of display when the road type and road width are determined as level undetermined and additional investigation is required.

[0100] On the other hand, if the determination in step S80 is negative, the preprocessing device 10 proceeds to step S100 and determines whether the determination results in step S70 are all at the first level (〇) for all items.

[0101] If the determination in step S100 is affirmative, the preprocessing device 10 proceeds to step S110, generates a message indicating that all items are at the first level and the determination results of each item, and performs an output such as display or printing to notify that the evaluation by the real estate evaluation device 20 is possible. FIG. 23 is an example of display when all items are determined to be at the first level.

[0102] In step S120, the preprocessing device 10 transmits the values of the evaluation items, such as the information input in steps S10 to S60 and the disparity ratio obtained based on this information, to the real estate evaluation device 20. Thereby, the real estate evaluation device 20 can perform an evaluation using the values of the evaluation items used in the preprocessing. Note that the preprocessing device 10 of the present embodiment is not limited to a configuration that transmits the values of the evaluation items to the real estate evaluation device 20, and step S120 may be omitted, and a configuration that displays the determination result may be adopted.

[0103] On the other hand, if a negative determination is made in step S100, the preprocessing device 10 proceeds to step S130, generates a message indicating that it is at the second level and a determination result including at least the items that have reached the second level, performs an output such as display or printing, and notifies the determination result to the expert terminal 30. FIG. 24 is an example of display when the application area is determined to be at the second level and an evaluation request is required. Note that the preprocessing device 10 may be configured to prompt a user or the like to request a real estate evaluation from an expert or the expert terminal 30 by not directly notifying the expert terminal 30 of the determination at the second level, but by displaying it on the display device of the preprocessing device 10 or notifying the real estate evaluation device 20. Further, the preprocessing device 10 may be configured to not only notify the determination result to the expert terminal 30 but also export the values of the evaluation items as electronic data that can be imported by the expert terminal 30.

[0104] <Method of correction processing after investigation> FIG. 25 is a diagram showing the flow of the correction processing method executed by the preprocessing device 10. When the user selects the correction processing after performing the additional investigation, the processing of FIG. 25 is executed.

[0105] In step S65, the preprocessing device 10 displays a GUI as shown in FIG. 6 and accepts the correction of the evaluation items.

[0106] In step S75, the preprocessing device 10 determines the evaluation level for the information (value of the evaluation item) corrected in step S65 in light of the aforementioned determination conditions. Since the value corrected in step 65 is after the additional investigation and there is no need to consider errors, for example, if the access road is a municipal road and the width is 4 m, it is determined as the first level without being undetermined.

[0107] In step S85, the preprocessing device 10 determines whether there are any items with undetermined levels that have not been corrected in step S65.

[0108] If the determination in step S85 is affirmative, the preprocessing device 10 proceeds to step S90, generates a message indicating that additional investigation is required and a determination result including at least the items with undetermined levels, and performs an output such as display or printing to prompt the user to investigate these items.

[0109] On the other hand, if the determination in step S85 is negative, the preprocessing device 10 proceeds to step S100 and determines whether the determination results in step S75 are all at the first level for all items. Since the processing after step S100 is the same as the aforementioned processing, the description is omitted again.

[0110] <Real Estate Appraisal Method> Figure 26 is a diagram showing the flow of the real estate appraisal method executed by the real estate appraisal device 20. The real estate appraisal device 20 executes the processing in Figure 26 when it receives a notification from the preprocessing device 10 or when the user selects real estate appraisal.

[0111] In step S210, the real estate appraisal device 20 displays a GUI as shown in Figure 6 and presents the values of the evaluation items obtained from the preprocessing device 10.

[0112] In step S220, the real estate evaluation device 20 calculates a dispersion ratio based on the values of the evaluation items acquired from the preprocessing device 10. The dispersion ratio obtained in step S220 is the same as that obtained when the preprocessing device 10 calculates the provisional price, but the dispersion ratio may be obtained in more detail based on more information than the preprocessing device 10. Since known techniques such as those described in Japanese Patent No. 4260827 can be used as the method for obtaining the dispersion ratio, detailed description thereof is omitted.

[0113] In step S230, the real estate evaluation device 20 calculates the price of the target real estate by multiplying the dispersion ratio and the route price by the area of the target site. Note that instead of the route price, a market price may be used, and the price may be calculated by multiplying the market price, the dispersion ratio, and the area of the target site.

[0114] In step S240, the real estate evaluation device 20 displays and outputs the price of the target real estate calculated in step S220 as an evaluation result.

[0115] <Effects of the Embodiment> As described above, the preprocessing device of the present embodiment can determine the level required for the evaluation of real estate. That is, it can be determined whether an unskilled person can appropriately evaluate real estate using the real estate evaluation device 20 or whether it should be entrusted to a skilled person. Therefore, the burden on the skilled person can be reduced, and the evaluation work can be efficiently shared between unskilled and skilled persons.

[0116] <Modification Example> In the example of FIG. 1, the preprocessing device 10 and the real estate evaluation device 20 are configured separately, but the preprocessing device 10 and the real estate evaluation device 20 may be integrally configured. FIG. 27 is a diagram showing the configuration of a real estate evaluation device 20A including a preprocessing device 10A. In FIG. 27, since each part 100 to 110 of the preprocessing device 10A and each part 200 to 224 of the real estate evaluation device 20A are the same as those in FIG. 2 or FIG. 3, the same reference numerals are given and repeated description is omitted.

[0117] FIG. 28 is a diagram showing the flow of a preprocessing method and a real estate evaluation method executed by the real estate evaluation apparatus 20A. In FIG. 28, the processes with the same step numbers as those in FIG. 21 or FIG. 26 are the same processes as those in FIG. 21 or FIG. 26.

[0118] In FIG. 28, if the determination in step S100 is affirmative, the real estate evaluation apparatus 20A proceeds to step S110, displays a message indicating that all items are at the first level and the determination results of each item, and then proceeds to step S220. Then, the real estate evaluation apparatus 20A obtains the rate of difference at step S220 in the same manner as described above, calculates the price of the target real estate by multiplying the rate of difference and the route price by the area of the target land at step S230, and displays and outputs the price of the target real estate calculated at step S240 as an evaluation result. Thus, according to this modification example, if all items are at the first level as a result of the preprocessing, the evaluation result of the target real estate can be obtained seamlessly without notifying other apparatuses.

Description of Reference Numerals

[0119] 1: Real estate evaluation system 10: Preprocessing apparatus 20: Real estate evaluation apparatus 30: Expert terminal 100: Notification acquisition unit 101: Target land outline input unit 102: Property search unit 103: Route price display unit 104: Frontage route price selection unit 105: Shape specification unit 106: Target land polygon display unit 107: Adjacent road specification unit 108: Discrimination determination unit 109: Discrimination result output unit 110: Discrimination result correction unit 121: Map information database 122: Map layer information database 123: Route price information database 124: Price information database

Claims

1. Obtaining values ​​for one or more evaluation items for the real property to be evaluated; Calculating an appraisal price of the real estate based on the one or more appraisal items and standard price information according to the location where the real estate is located; When the value of the one or more evaluation items meets a predetermined standard for evaluating the price of the real estate, the evaluation level required for evaluating the real estate is determined to be a first level, and when the one or more evaluation items include an item having a value that does not meet the predetermined standard, the evaluation level is determined to be a second level higher than the first level; outputting the calculated evaluation price when the result of the determination is the first level; When the result of the judgment is the second level, outputting information indicating that the predetermined criterion is not met and one or more of the evaluation items that do not meet the predetermined criterion as items that require consideration by an evaluator; The real estate price evaluation device is provided with a control unit that executes the above.

2. Where the predetermined criteria include the property being located or not located within an area having predetermined attributes; The control unit determines the evaluation level based on whether or not the location of the real estate is within the area. The real estate price evaluation device according to claim 1.

3. When the one or more evaluation items include an item having a value that does not satisfy a second criterion, The control unit outputs a message indicating that an additional investigation is required without determining that the problem is neither the first level nor the second level. The real estate price evaluation device according to claim 1.

4. The control unit determines the evaluation level based on whether the evaluation price exceeds a predetermined threshold. The real estate price evaluation device according to any one of claims 1 to 3.

5. The predetermined criteria is that at least one of the shape, the slope, and the elevation difference of the real estate is a first condition. including satisfying the following: The real estate price evaluation device according to any one of claims 1 to 4.

6. The specified criteria include that the floor area ratio of the real estate satisfies a second condition, The real estate price evaluation device according to any one of claims 1 to 5.

7. The specified criteria include that the type and / or width of the road in front of the real estate satisfies a third condition, The real estate price evaluation device according to any one of claims 1 to 6.

8. The specified criteria include that the length of the frontage of the real property satisfies a fourth condition, The real estate price evaluation device according to any one of claims 1 to 7.

9. The specified criteria include that the number of buildings of the real estate satisfies the fifth condition. The real estate price evaluation device according to any one of claims 1 to 8.

10. The specified criteria include that the use of the building of the real estate satisfies a sixth condition, The real estate price evaluation device according to any one of claims 1 to 9.

11. obtaining values ​​of one or more evaluation items for the real estate to be evaluated; Calculating an appraisal price of the real estate based on the one or more appraisal items and standard price information according to the location where the real estate is located; determining the evaluation level required for evaluating the real estate to be a first level when the value of the one or more evaluation items meets a predetermined standard for evaluating the price of the real estate, and determining the evaluation level to be a second level higher than the first level when the one or more evaluation items include an item having a value that does not meet the predetermined standard; outputting the calculated evaluation price when the result of the determination is the first level; When the result of the judgment is the second level, outputting information indicating that the predetermined criterion is not met and one or more of the evaluation items that do not meet the predetermined criterion as items that require consideration by an evaluator; A computer-implemented method for evaluating real estate prices.

12. When the one or more evaluation items include an item having a value that does not satisfy a second criterion, The computer executes a step of outputting a message indicating that the problem is not determined to be either the first level or the second level and further investigation is required. The method for evaluating real estate prices according to claim 11.

13. obtaining values ​​of one or more evaluation items for the real estate to be evaluated; Calculating an appraisal price of the real estate based on the one or more appraisal items and standard price information according to the location where the real estate is located; determining the evaluation level required for evaluating the real estate to be a first level when the value of the one or more evaluation items meets a predetermined standard for evaluating the price of the real estate, and determining the evaluation level to be a second level higher than the first level when the one or more evaluation items include an item having a value that does not meet the predetermined standard; outputting the calculated evaluation price when the result of the determination is the first level; If the result of the judgment is the second level, information that the predetermined criteria are not met and one or more items that do not meet the predetermined criteria as items that require consideration by the evaluator outputting the evaluation items; A program for causing a computer to execute the following.

14. When the one or more evaluation items include an item having a value that does not satisfy a second criterion, causing the computer to execute a step of outputting a message indicating that the defect is not determined to be either the first level or the second level and that further investigation is required; The program according to claim 13.

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