Real Estate Purchase Price Acquisition System, Real Estate Purchase Price Acquisition Device, and Real Estate Purchase Price Model Generation Method

Abstract

Makes it possible to promptly respond to an appraisal request when receiving an appraisal request for real estate purchase. 【Solution means】 A real estate purchase price acquisition system 30 comprising: a transaction case storage unit 32 that stores past real estate transaction cases according to real estate requirements; a renovation case storage unit 33 that stores past renovation cost cases according to renovation target requirements of real estate; an extraction unit 34 that extracts purchase requirements and renovation requirements of the target real estate to be purchased; and a purchase price acquisition means 35 that obtains the purchase price of the target real estate from the basic purchase price of the target real estate obtained from the real estate transaction cases using the purchase requirements of the target real estate and the renovation cost of the target real estate obtained from the renovation cost cases using the renovation requirements of the target real estate.

Description

Technical Field

[0001] The present invention relates to a real estate purchase price acquisition system, a real estate purchase price acquisition device, and a real estate purchase price model generation method.

Background Art

[0002] In the context where the tendency to focus on new construction of real estate is being reexamined due to environmental issues and increased awareness of effective resource utilization, the used housing market such as used condominiums is becoming active. For example, Patent Document 1 describes, as a real estate purchase system connected to a network to support the purchase of real estate, a network communication means connected to the network for transmitting and receiving real estate information and user information, a property registration means for registering the property information of the real estate received by the network communication means, and a property providing means for preparing property providing information to be provided on the network from the property information registered by the property registration means. The network communication means discloses the property providing information prepared by the property providing means via the network.

Prior Art Documents

Patent Documents

[0003]

Patent Document 1

Summary of the Invention

Problems to be Solved by the Invention

[0004] Here, in recent years, in addition to individual transactions in which used properties are bought and sold via brokers, there is a buy-back and resale business in which brokers buy back used properties, increase their asset value through renovation and remodeling, and then resell them at a price lower than that of new construction. In such a buy-back and resale business, it is important in terms of business sustainability to purchase a large number of used properties as in the conventional brokerage business. For owners of used properties considering selling, generally, the owners themselves contact real estate agents (regardless of whether they are intermediaries or buy-back and resale agents) who handle real estate known through flyers, DM (Direct Mail), TV commercials, street billboards, etc., and convey their intention to sell. When a real estate agent receives a request for property appraisal, they make a judgment including whether to handle the property. Such a judgment, for example, when the property is purchasable, will determine the appraised value considering various costs, and it is desirable to make such a judgment promptly when subsequent negotiations are to proceed.

[0005] An object of the present invention is to solve such problems. Specifically, it is to enable an earlier response to an appraisal request when receiving a request for real estate purchase appraisal compared to the case where the present invention is not applied.

Means for Solving the Problems

[0006] For such an object, the present invention includes a sales case storage unit that stores past real estate sales cases according to real estate requirements, a renovation case storage unit that stores past renovation cost cases according to renovation target requirements of real estate, an extraction unit that extracts purchase requirements and renovation requirements of the target real estate to be purchased, a purchase price acquisition means that obtains the purchase price of the target real estate from the basic purchase price of the target real estate obtained from the real estate sales cases using the purchase requirements of the target real estate and the renovation cost of the target real estate obtained from the renovation cost cases using the renovation requirements of the target real estate, and the renovation requirements of the target real estate include finishes and facilities. The extraction of the renovation requirements by the extraction unit is performed only based on information such as the construction years of the target real estate. It is a real estate purchase price acquisition system. is ​Here, the extraction of the renovation requirements can be performed by a determination including a determination as to whether or not the number of years since construction has reached a predetermined value for each of the finish and the facilities. Also, the renovation cost of the target real estate can be determined based on the standard specifications corresponding to the target real estate. Further, the purchase price acquisition means can obtain the purchase price of the target real estate when the target real estate is manageable. Another aspect of the present invention for achieving the above object includes a sales case storage unit that stores past real estate sales cases according to real estate requirements, a renovation case storage unit that stores past renovation cost cases according to the requirements of the renovation target of real estate, an extraction unit that extracts the purchase requirements and renovation requirements of the target real estate to be purchased, a basic purchase price of the target real estate obtained from the real estate sales cases using the purchase requirements of the target real estate, and a renovation cost of the target real estate obtained from the renovation cost cases using the renovation requirements of the target real estate, and a purchase price acquisition means for obtaining the purchase price of the target real estate from these. The purchase price acquisition means obtains the purchase price of the target real estate when the target real estate is manageable, and whether or not the target real estate is manageable is determined by at least one of the floor area, the presence or absence of a leasehold, the floor plan, the distance from the station, and the number of years since construction included in the purchase requirements of the target real estate. It is a real estate purchase price acquisition system. Here, when the floor area of the target real estate does not satisfy being equal to or greater than a predetermined lower limit value and / or being equal to or less than a predetermined upper limit value, it can be determined that the target real estate is not manageable. Another aspect of the present invention for achieving the above object includes a processor. The processor stores past real estate transaction cases according to real estate requirements, stores past renovation cost cases according to renovation target requirements of real estate, extracts the purchase requirements and renovation requirements of the target real estate to be purchased, and uses the purchase requirements of the target real estate to obtain the basic purchase price of the target real estate from the real estate transaction cases, and uses the renovation requirements of the target real estate to obtain the renovation cost of the target real estate from the renovation cost cases. Then, the purchase price of the target real estate is obtained. The renovation requirements of the target real estate include finishes and facilities. The extraction of the renovation requirements is based on only information such as the construction years of the target real estate, etc. It is a real estate purchase price acquisition device. is It is a real estate purchase price acquisition device that is performed only based on information such as the construction years of the target real estate. Another aspect of the present invention for achieving the above object includes a processor. The processor stores past real estate transaction cases according to real estate requirements, stores past renovation cost cases according to renovation target requirements of real estate, extracts the purchase requirements and renovation requirements of the target real estate to be purchased, and uses the purchase requirements of the target real estate to obtain the basic purchase price of the target real estate from the real estate transaction cases, and uses the renovation requirements of the target real estate to obtain the renovation cost of the target real estate from the renovation cost cases. Then, the purchase price of the target real estate is obtained. When the target real estate is manageable, the purchase price of the target real estate is obtained. Whether the target real estate is manageable or not is determined by at least one of the floor area included in the purchase requirements of the target real estate, the presence or absence of a leasehold, the floor plan, the distance from the station, and the construction years. It is a real estate purchase price acquisition device. Another aspect of the present invention for achieving the above object is to obtain past real estate transaction cases according to the requirements of real estate, and past renovation cost cases according to the requirements of the renovation target of real estate, and use the purchase requirements of the target real estate to be purchased to obtain the basic purchase price of the target real estate from the real estate transaction cases, and the renovation cost of the target real estate obtained from the renovation cost cases using the renovation requirements of the target real estate, and obtain the purchase price of the target real estate therefrom. The renovation requirements of the target real estate include finishes and facilities, and the extraction of the renovation requirements is based on the purchase requirements of the target real estate is This is a method for generating a real estate purchase price model, which is performed only based on information such as the number of years since construction of the target real estate Another aspect of the present invention for achieving the above object is to obtain past real estate transaction cases according to the requirements of real estate, and past renovation cost cases according to the requirements of the renovation target of real estate, and use the purchase requirements of the target real estate to be purchased to obtain the basic purchase price of the target real estate from the real estate transaction cases, and the renovation cost of the target real estate obtained from the renovation cost cases using the renovation requirements of the target real estate, and obtain the purchase price of the target real estate therefrom. When the target real estate is marketable, obtain the purchase price of the target real estate. Whether the target real estate is marketable is determined by at least one of the floor area, presence or absence of a leasehold, floor plan, distance from the station, and number of years since construction included in the purchase requirements of the target real estate. This is a method for generating a real estate purchase price model

Advantages of the Invention

[0007] According to the present invention, when receiving an appraisal request for real estate purchase, it becomes possible to quickly respond to the appraisal request

Brief Description of the Drawings

[0008]

Figure 1

Figure 2

Figure 3

Figure 4

Figure 5

Figure 6

Embodiments for Carrying Out the Invention

[0009] Hereinafter, embodiments of the present invention will be described in detail with reference to the accompanying drawings. FIG. 1 is a diagram showing an overall configuration example of a real estate purchase price acquisition system 1 according to the present embodiment. The real estate purchase price acquisition system 1 according to the present embodiment is a system that, when a business dealing with real estate receives a real estate appraisal request, acquires information on the appraised value considering various expenses as the purchase price. The business that has received the appraisal request can negotiate with the requester at an early stage based on the acquired appraised value information.

[0010] The real estate purchase price acquisition system 1 includes a terminal 10, a terminal 20, and a purchase price acquisition device 30. The terminal 10 and the purchase price acquisition device 30, and the terminal 20 and the purchase price acquisition device 30 are connected via a network 40.

[0011] The terminal 10 is a device of an owner who owns real estate and is a terminal of a person who makes a real estate purchase appraisal request to a trading business. The terminal 20 is a device of a trading business that conducts real estate transactions, for example, real estate purchase transactions or real estate brokerage transactions. In addition to the case where a trading business receives a real estate appraisal request from the terminal 10 via the network 40, it is also conceivable that the terminal 20 receives a real estate appraisal request made in person or by phone by operating the terminal 20.

[0012] The purchase price acquisition device 30 of the real estate purchase price acquisition system 1 acquires information related to the sale and purchase of used houses such as used condominiums and information related to renovation work carried out on such used houses. More specifically, the purchase price acquisition device 30 stores, for each property, information related to the sale and purchase and information related to renovation work in association with each other. The renovation work referred to here means renovation work to restore a used house to a state equivalent to or close to the state at the time of new construction. In addition, when, for example, the floor plan is changed after new construction, work to restore while maintaining the state after the change is also included in the renovation work referred to here. Further, the renovation work referred to here means the case where it is carried out not by the seller of the used house that is the subject of the sale and purchase, but by the buyer or a brokerage firm.

[0013] It is also conceivable to acquire in advance information on residential properties including not only used houses but also newly built houses. More specifically, the information on the properties described above may be acquired through a database such as housing information, or the purchased real estate data may be used. And when information related to the sale and purchase and information related to renovation work are acquired, a process of associating them with the information on the properties acquired in advance is performed.

[0014] In addition, residential properties include detached houses for sale in addition to apartment houses such as condominiums as residential buildings. In the case of a condominium, it is a room that is a unit for sale. Residential properties also include quasi-new condominiums that are newly built condominiums where the sales contract has not been concluded even after the number of years predetermined after construction has elapsed.

[0015] The purchase price acquisition device 30 is realized by an information processing device such as a computer, for example. The purchase price acquisition device 30 may be configured by a single computer or may be realized by distributed processing by a plurality of computers.

[0016] As described above, the terminal 10 is a device of the real estate owner and is realized by, for example, a PC (Personal Computer) or the like. As described above, the terminal 20 is a device of a real estate trader, and is realized by, for example, a PC or the like. The trader is a real estate purchaser or a real estate broker. In this embodiment, a configuration example is adopted in which the terminal 10, the terminal 20, and the purchase price acquisition device 30 are the same device, but the present invention is not limited to this, and a configuration example in which they are different devices from each other may be adopted.

[0017] Also, the network 40 used for connecting the terminal 10 and the purchase price acquisition device 30 and for connecting the terminal 20 and the purchase price acquisition device 30 is not particularly limited as long as data can be transmitted and received. The network 40 may be, for example, the Internet, a LAN (Local Area Network), a WAN (Wide Area Network), or the like. The communication line used for data communication may be wired or wireless. Also, the configuration for connecting each device may be such that it passes through a plurality of networks 40 or communication lines.

[0018] <Hardware Configuration Example> FIG. 2 is a diagram showing a hardware configuration example of the terminals 10 and 20 and the purchase price acquisition device 30. As shown in FIG. 2, each of the owner's terminal 10, the trader's terminal 20, and the purchase price acquisition device 30 includes a CPU (Central Processing Unit) 100a which is an arithmetic means, and a memory 100c which is a main storage means. Also, each device includes, as external devices, a magnetic disk device (HDD: Hard Disk Drive) 100g, a network interface 100f, a display mechanism 100d, an audio mechanism 100h, an input device 100i such as a keyboard and a mouse, and the like.

[0019] The memory 100c and the display mechanism 100d are connected to the CPU 100a via the system controller 100b. Also, the network interface 100f, the magnetic disk device 100g, the audio mechanism 100h, and the input device 100i are connected to the system controller 100b via the I / O controller 100e. Each component is connected by various buses such as a system bus and an input / output bus.

[0020] The magnetic disk device 100g stores a program for realizing each function. Then, this program is loaded into the memory 100c, and by executing the processing based on this program by the CPU 100a, various functions are realized.

[0021] <Functional Configuration of the Purchase Price Acquisition Device 30> Next, the functional configuration of the purchase price acquisition device 30 will be described. FIG. 3 is a diagram showing a functional configuration example of the purchase price acquisition device 30. The purchase price acquisition device 30 includes a transmission / reception unit 31, a sales transaction storage unit 32, a renovation case storage unit 33, a requirement extraction unit 34, a prediction unit 35, and an output unit 36.

[0022] The transmission / reception unit 31 is a network interface for connecting to the owner's terminal 10 and the trader's terminal 20 via the network 40 (see FIG. 1). Thereby, the purchase price acquisition device 30 can exchange data with the terminals 10 and 20.

[0023] The sales transaction storage unit 32 stores past real estate sales cases. Such cases are sales information corresponding to the requirements of the real estate and are information that has actually been sold. The requirements of the real estate are obtained by analyzing the real estate information, that is, the purchase and resale property information. In addition to the case where the past real estate transaction cases stored in the transaction case memory unit 32 are obtained from the terminals 10 and 20, it is conceivable that they are obtained from terminals other than the terminals 10 and 20 via the network 40 (see Fig. 1). Also, it is conceivable that the past real estate transaction cases are input by a keyboard or a recording medium such as a CD-ROM on the terminal 20 of a trading company.

[0024] The renovation case memory unit 33 stores past renovation cost cases. Such cases are information corresponding to the requirements for the renovation target of real estate and information indicating the cost when renovation work is actually carried out. The requirements for the renovation target of real estate are obtained by analyzing real estate information, that is, buyout and resale property information. It is conceivable that the past renovation cost cases stored in the renovation case memory unit 33 are obtained from the terminals 10 and 20. More specifically, it is conceivable that the past renovation cost cases are input by a keyboard or a recording medium such as a CD-ROM on the terminal 20 of a trading company. Also, in addition to the case where the past renovation cost cases are obtained from the terminals 10 and 20, it is conceivable that they are obtained from terminals other than the terminals 10 and 20 via the network 40 (see Fig. 1).

[0025] Here, the above-mentioned requirements for real estate refer to the elements used for the evaluation of real estate when buying, selling, etc. of real estate. More specifically, the requirements for real estate are information regarding real estate necessary for claims or estimates of real estate prices, renovation work costs, etc. when conducting a business format of purchasing a property such as a room in an old apartment building or a detached house, carrying out necessary renovations, and then selling or brokering. As the requirements for real estate, for example, at least one of the floor area (size), floor plan, facilities in the proprietary part (appliances), age of construction or construction date (oldness), location area, nearest station, distance or required time to the nearest station, selling price, etc. is included. Also, the requirements for real estate may include a construction history of having carried out renovation work. Note that the room layout information mentioned here may include information indicating the difference between a Western-style room with a flooring floor and a Japanese-style room with tatami mats. In addition, the facilities in the exclusive area mentioned here may be considered to include, in addition to the hot water supply facilities, the presence or absence of facilities such as floor heating facilities and bathroom drying facilities. Also, for facilities in the exclusive area mentioned here, such as the bathtub in the bathroom, the washbasin vanity in the washroom, the built-in kitchen in the kitchen, and the squatting toilet in the toilet, which are replaced due to reasons such as aging, information indicating the degree of aging deterioration may be included. The built-in kitchen mentioned here refers to built-in facilities including a sink, a cooking counter, and a stove. Also, as the facilities in the bathroom mentioned here, the case of a system bathroom including a bathtub may be considered.

[0026] In addition, the requirements for the renovation target of the real estate mentioned above refer to the elements used for billing or estimating the costs when renovating properties such as rooms in apartment buildings and detached houses. The requirements for the renovation target of the real estate are information for calculating the costs for each of, for example, wallpaper replacement, floor material replacement, and replacement of auxiliary facilities. As the requirements for the renovation target of the real estate, at least a part of the information included in the requirements of the real estate mentioned above, such as the exclusive area, the number of years since construction, and the facilities in the exclusive area, may be included. Also, as the requirements for the renovation target of the real estate, information not included in the requirements of the real estate, such as the specifications of wallpaper, floor materials, and auxiliary facilities, may be included. For example, information with regional characteristics such as the size of tatami mats, which is not uniform throughout Japan, and the necessity of cold region countermeasures for the hot water supply facilities may be included.

[0027] The specifications mentioned here may include, in addition to the standard specifications, which are the basic specifications, special specifications with higher-quality materials or more complete functions than the standard specifications. For each specification, the material cost (unit price and quantity) and the construction cost are determined, and the estimated amount can be calculated. Regardless of each specification or specifications, various expenses may be determined. Note that it is also conceivable to limit the estimate of the renovation work to the standard specifications. This makes it possible to improve the accuracy of the estimated amount.

[0028] The requirement extraction unit 34 extracts the real estate purchase requirements and renovation requirements from the information of the target real estate to be considered for purchase or the like. That is, the requirement extraction unit 34 extracts the purchase requirements and renovation requirements of the target real estate. The real estate purchase requirements referred to here include at least some of the above-mentioned real estate requirements, such as the exclusive area, floor plan, and years since construction. In addition, the renovation requirements referred to here include at least some of the above-mentioned requirements for the renovation target. Note that the information on the target real estate here is obtained by the transmission / reception unit 31 and is transmitted from the terminal 20 of the trader via the network 40 (see FIG. 1).

[0029] The extraction of the renovation requirements of the target real estate in the requirement extraction unit 34 is performed according to the purchase requirements of the target real estate, such as the exclusive area, floor plan, and years since construction. That is, instead of looking at the actual physical object, the estimate amount is calculated from the acquired information. As a result, compared with the case where the trader determines whether to renovate a property by actually looking at the property before making an estimate, the burden of the estimating work can be reduced and it can be automatically calculated. Also, for the residents living in the target real estate, it is not necessary to guide the interior to the trader, and it becomes easier to request an estimate. The requirement extraction unit 34 is an example of an extraction unit.

[0030] The prediction unit 35 determines whether it is possible to purchase. When determining that it is possible to purchase, the prediction unit 35 predicts the purchase price of the target real estate. Such prediction is performed using the past real estate sales cases stored in the sales case storage unit 32, the past renovation cost cases stored in the renovation case storage unit 33, and the purchase requirements and renovation requirements of the target real estate extracted by the requirement extraction unit 34. The prediction unit 35 is an example of a purchase price acquisition means.

[0031] When the purchase price of the target real estate is predicted by the prediction unit 35, the output unit 36 outputs the purchase price. The purchase price of the target real estate is transmitted by the transmission / reception unit 31 to the terminal 20 of the trader (see Fig. 1) via the network 40 (see Fig. 1). The purchase price of the target real estate is transmitted by the trader to the terminal 10 of the owner (see the same figure) who requested the real estate purchase appraisal via the network 40.

[0032] In this embodiment, a mode in which the information on the target real estate transmitted from the terminal 10 of the owner is transmitted to the purchase price acquisition device 30 in the terminal 20 of the trader will be described. And in this embodiment, a mode in which the purchase price of the target real estate received from the purchase price acquisition device 30 is transmitted to the terminal 10 of the owner in the terminal 20 of the trader will be described, but it is not limited to this. For example, a mode of transmitting the information on the target real estate from the terminal 10 of the owner to the purchase price acquisition device 30 is conceivable. In such a mode, a case where the purchase price of the target real estate from the purchase price acquisition device 30 is transmitted to the terminal 20 of the trader and a case where it is transmitted to the terminal 10 of the owner are conceivable. In the former case, the trader can conduct the purchase business of the target real estate for the owner. In the latter case, since it will respond to an inquiry from the owner who is interested in the purchase price of the target real estate, the efficiency of the trader's business can be improved.

[0033] Next, a processing example of the real estate purchase price acquisition system 1 will be described. Specifically, a case of performing processing by statistical analysis and a case of performing processing by machine learning will be described. Note that all of these processes are performed after past real estate sales cases according to the requirements of the real estate are stored in the sales case storage unit 32 (see Fig. 3), and past renovation cost cases according to the requirements of the renovation target of the real estate are stored in the renovation case storage unit 33 (see the same figure).

[0034] Furthermore, to explain, using the purchased real estate data, combine the real estate sales price with the requirements such as the location condition, size, and floor plan of the real estate to form past real estate sales cases. If it is possible to obtain an accessory equipment list, etc. in the case of an apartment, it can be included in the past real estate sales cases. Also, the real estate referred to here can be considered to include not only second-hand but also newly constructed ones. Also, obtain the combination of the content of the renovation work performed by the renovator and the renovation cost, and use it as an example of the past renovation cost. As for the content of the renovation work, classification can be considered in terms of items such as interior decoration of the floor and walls, plumbing in the bathroom, washroom, toilet, kitchen, etc., and the equipment to be replaced.

[0035] <When performing processing by statistical analysis> FIG. 4 is a flowchart showing the processing by statistical analysis in the real estate purchase price acquisition system 1. When performing such processing, past real estate sales cases are stored in the sales case storage unit 32 (see FIG. 3), and past renovation cost cases are stored in the renovation case storage unit 33 (see the same figure).

[0036] In the processing example shown in FIG. 4, when acquiring the information of the target real estate to be purchased (step 101), the requirement extraction unit 34 (see FIG. 3) extracts the real estate purchase requirements and renovation requirements from the information of the target real estate (step 102).

[0037] Then, the prediction unit 35 (see FIG. 3) uses the extracted real estate purchase requirements to obtain the basic purchase price of the target real estate from the past real estate sales cases stored in the sales case storage unit 32 (see the same figure) (step 103). The basic purchase price can be calculated, for example, by performing a process of extracting properties with similar distances from the nearest station and years of construction, and calculating the average value of those properties. Also, it can be considered to correct it to the current market price considering the sales end time of the extracted sales cases.

[0038] Also, the prediction unit 35 (see FIG. 3) uses the extracted real estate renovation requirements to obtain the renovation cost of the target real estate from the past renovation cost cases stored in the renovation case storage unit 33 (see the same figure) (step 104).

[0039] Then, based on the information of the target real estate acquired, the prediction unit 35 (see FIG. 3) determines whether it can be purchased (step 105). Such determination is for the case where a trader conducts a real estate purchase and sale transaction. In the case where a trader conducts a real estate brokerage transaction, it will be determined whether it can be brokered.

[0040] More specifically, such determination is made from the perspective of whether the target real estate can be handled with respect to the information of the target real estate. Examples of such perspectives include cases where the target real estate is a property with a floor area of 30 square meters or less, or a condominium with a leasehold right. Also, the target real estate may be a property with low liquidity or a risky property, such as a case with a large number of rooms or a very large floor area (for example, 100 m 2 or more). Further, examples include cases where the target real estate is too far from the nearest station or bus stop, or the building age has passed too long (for example, 50 years or more). In this embodiment, the purchase determination (step 105) by the prediction unit 35 (see FIG. 3) is performed after obtaining the basic purchase price and renovation cost, but it is not limited to this, and it is conceivable to perform it before obtaining the basic purchase price and renovation cost.

[0041] Thereafter, when the determination result is that it can be purchased (Yes in step 105), the prediction unit 35 (see the same figure) predicts the purchase price of the target real estate from the obtained basic purchase price of the target real estate and the renovation cost of the target real estate (step 106). The purchase price of the target real estate assumes the selling price at which the trader can sell it when buying it from the owner. That is, past real estate purchase and sale cases are collected and statistically predicted by combining them. In this way, the purchase price is assumed by statistical processing of real estate transaction information. When the determination result is that it cannot be purchased (No in step 105), the prediction unit 35 (see the same figure) ends without predicting the purchase price.

[0042] The predicted purchase price of the target real estate is output by the output unit 36 (see FIG. 3) (step 107). The purchase price is notified to the trader by the terminal 20. If the breakdown is notified together with the purchase price, it becomes easier for the trader to determine whether to decide at the notified purchase price.

[0043] <When performing processing by machine learning> FIG. 5 is a diagram for explaining the machine learning model 50 in the real estate purchase price acquisition system 1. The machine learning model 50 is generated by the sales and purchase case storage unit 32, the renovation case storage unit 33, the requirement extraction unit 34, and the prediction unit 35 (see FIG. 3). The machine learning model 50 shown in FIG. 5 constructs a model for obtaining the purchase price of the target real estate by performing machine learning using, as teacher data, information indicating past real estate sales and purchase cases according to the requirements of the real estate and past renovation cost cases according to the requirements of the real estate to be renovated.

[0044] In the machine learning model 50, the input data is the real estate sales and purchase case 5a, the renovation cost case 5b, and the target real estate information 5c, which are input to the input layer 51. The real estate sales and purchase case 5a and the renovation cost case 5b are used as teacher data. Note that the real estate sales and purchase case 5a, the renovation cost case 5b, and the target real estate information 5c are information acquired by the transmission and reception unit 31 (see FIG. 3).

[0045] In the intermediate layer 52, the real estate sales and purchase case 5a, the renovation cost case 5b, and the target real estate information 5c are combined by arithmetic processing to perform mutual association. In the intermediate layer 52, machine learning is performed using a part of the real estate sales and purchase case 5a and the renovation cost case 5b input to the input layer 51, verification is performed using the remaining past information, and weight adjustment is performed.

[0046] The output layer 53 outputs an output solution for predicting the purchase price of the target real estate. The target real estate is real estate that is reformed and sold or brokered when purchased. The trading company that has received the appraisal request can obtain information on the predicted purchase price. Note that the output layer 53 may output, together with the output solution, the result of whether the target real estate is manageable.

[0047] In this way, since the purchase price of the target real estate is predicted by the processing of the real estate purchase price acquisition system 1 shown in FIG. 4 or FIG. 5 described above, it becomes possible to quickly respond to the appraisal request when receiving the appraisal request for real estate purchase.

[0048] FIG. 6 is a table for explaining an example of calculating renovation costs. (a) shows an example in the case of a building age of 15 years, and (b) shows another example in the case of a building age of 25 years, which is more than that of (a). In the tables shown in FIGS. 6(a) and (b), an example in the case of a floor plan of 2LDK is shown. That is, in the vertical items, in order from the top, in addition to "LDK", "Room 1", and "Room 2", "toilet", "washroom", "bathroom", etc. are set.

[0049] Also, the horizontal items are divided into "finishing" and "facilities". Here, "finishing" means replacing the surface of the room, and further, it is divided into floor, wall, and ceiling. The floor, wall, and ceiling have an area as one of the elements for determining the cost, and are divided into area (m 2 ) and cost (yen). Also, here, "facilities" refers to renewable facilities installed in the exclusive part, and includes items of name and cost (yen). More specifically, as the names of "facilities", as described above, facilities such as hot water supply facilities, floor heating facilities, bathroom drying facilities, and system kitchens can be listed. Note that in FIG. 6, items of "finishing" and "facilities" are included, but other items such as "fittings" such as doors can be included.

[0050] In an example shown in Fig. 6(a), renovation costs are calculated based on information such as the number of years since construction of 15 years and the floor plan of a 2LDK. That is, it is determined that the places for "finishing" renovation are the "LDK", "Room 1", and "toilet". Also, based on the same information, it is determined that the renovation for "equipment" is the "hot water supply equipment".

[0051] Regarding "finishing", in the LDK, the floor area is A1 m 2 and the cost is a1 yen, the wall area is B1 m 2 and the cost is b1 yen, the ceiling area is C1 m 2 and the cost is c1 yen. In Room 1, the floor area is A2 m 2 and the cost is a2 yen, the wall area is B2 m 2 and the cost is b2 yen, the ceiling area is C2 m 2 and the cost is c2 yen. In the toilet, the floor area is A4 m 2 and the cost is a4 yen, the wall area is B4 m 2 and the cost is b4 yen, the ceiling area is C4 m 2 and the cost is c4 yen. The total cost of the floor is aa10 yen, the total cost of the walls is bb10 yen, and the total cost of the ceiling is cc10 yen. Note that the floor area and ceiling area can be estimated from the floor plan and the proprietary area. Also, the wall area can be estimated from the floor plan and the proprietary area after adopting a general value as the height from the floor to the ceiling.

[0052] Regarding "equipment", for example, the renewal of the hot water supply equipment is estimated, and the cost is d7 yen. Including the renewal of other equipment, the total of the equipment is dd10 yen. Therefore, in the case of Fig. 6(a), the renovation cost is calculated by adding up aa10 yen, bb10 yen, cc10 yen, and dd10 yen, and further considering various expenses. Note that for finishing and equipment, the renovation cost can be calculated based on the standard specifications of the target real estate. That is, regarding finishing, although there is a certain range for floor materials and wallpapers, etc., by calculating the renovation cost using standard ones, the estimation accuracy can be improved.

[0053] In another example shown in FIG. 6(b), in addition to the case of FIG. 6(a), regarding the renovation of the “finish”, “Room 2” and “washroom” are included. The total cost of the floor is aa20 yen, the total cost of the walls is bb20 yen, and the total cost of the ceiling is cc20 yen.

[0054] Regarding “facilities”, in the “LDK”, for the “system kitchen” and “floor heating equipment”, the costs are d1 yen and d2 yen respectively. In the “toilet”, it is a “squat toilet” and the cost is d3 yen. In the “washroom”, it is a “washbasin vanity” and the cost is d4 yen. In the “bathroom”, they are a “bathtub” and “bathroom drying equipment” and the costs are d5 yen and d6 yen respectively. Furthermore, “hot water supply equipment” is also included and the cost is d7 yen. The total cost of the facilities is dd20 yen.

[0055] In this way, based on information such as the number of years since construction, floor plan, and floor area, it is possible to determine where to renovate the finish and which facilities to update, and estimate the renovation cost. Also, from information such as the floor plan, it is possible to distinguish whether “Room 1” and “Room 2” are Western-style rooms or Japanese-style rooms, and it can be reflected in the renovation cost. Note that for old properties with a long number of years since construction, when the floor area is relatively small, the renovation cost is calculated on the high side.

[0056] Also, in this embodiment, based on information such as the number of years since construction, floor plan, and floor area, the renovation cost of the target real estate is estimated, but it is not limited to this. For example, further, by using information indicating the past energy usage trend in the target real estate, it is conceivable to adjust the renovation content according to the energy usage trend. For example, if there is a period when energy is not being used, it can be considered that the property is unoccupied during that period, and the number of months corresponding to that period can be subtracted from the number of years since construction. Also, by using information indicating the renovation details and timing of the target real estate, it is conceivable to exclude those with a short elapsed period since the renovation from the renovation details at the time of estimation. On the other hand, even if there are those with a short elapsed period since the renovation, it is also conceivable to make the renovation details based on the number of years of construction, etc.

[0057] As described above, the embodiments of the present invention have been explained. However, the technical scope of the present invention is not limited to the scope described in the above embodiments. It is obvious from the description of the claims that those obtained by making various changes or improvements to the above embodiments are also included in the technical scope of the present invention.

Explanation of Reference Numerals

[0058] 30... Purchase price acquisition device, 32... Transaction case storage unit, 33... Renovation case storage unit, 34... Requirement extraction unit, 35... Prediction unit

Claims

1. A transaction example storage unit that stores examples of past real estate transactions according to the requirements of the real estate; A renovation example storage unit that stores examples of past renovation costs according to the requirements of real estate renovation targets; An extraction unit that extracts purchase requirements and renovation requirements of a target real estate to be purchased; a purchase price acquisition means for acquiring a purchase price of the target real estate from a basic purchase price of the target real estate obtained from a real estate purchase example using the purchase requirements of the target real estate and a renovation cost of the target real estate obtained from a renovation cost example using the renovation requirements of the target real estate; Equipped with The renovation requirements of the target real estate include finishing and equipment, The extraction of the renovation requirements by the extraction unit is performed only on information such as the age of the target real estate, which is the purchase requirement of the target real estate. A system for obtaining real estate purchase prices.

2. The extraction of the remodeling requirements is performed by a judgment including a judgment of whether or not the building age has reached a predetermined value for each of the exterior and the equipment. The real estate purchase price acquisition system according to claim 1.

3. The renovation costs for the target real estate are determined based on the standard specifications for the target real estate. The real estate purchase price acquisition system according to claim 1.

4. The purchase price acquisition means acquires a purchase price of the target real estate if the target real estate is available for sale. The real estate purchase price acquisition system according to claim 1.

5. A transaction example storage unit that stores examples of past real estate transactions according to the requirements of the real estate; A renovation example storage unit that stores examples of past renovation costs according to the requirements of real estate renovation targets; An extraction unit that extracts purchase requirements and renovation requirements of a target real estate to be purchased; a purchase price acquisition means for acquiring a purchase price of the target real estate from a basic purchase price of the target real estate obtained from a real estate purchase example using the purchase requirements of the target real estate and a renovation cost of the target real estate obtained from a renovation cost example using the renovation requirements of the target real estate; Equipped with The purchase price acquisition means, when the target real estate is available, acquires the purchase price of the target real estate, Whether or not the target real estate is available for purchase is determined based on at least one of the following purchase requirements: exclusive area, presence or absence of fixed-term leasehold, floor plan, distance from the station, and age of the property; A system for obtaining real estate purchase prices.

6. If the exclusive area of ​​the target real estate does not satisfy the requirements of being equal to or greater than a predetermined lower limit and / or being equal to or less than a predetermined upper limit, the target real estate is determined to be unmanageable; The real estate purchase price acquisition system according to claim 5.

7. A processor is provided. The processor, Memorize past real estate transactions based on the requirements of the property, past examples of renovation costs according to the requirements for the renovation of real estate are stored, the purchase requirements and renovation requirements of the target real estate to be purchased are extracted, and a purchase price of the target real estate is obtained from the basic purchase price of the target real estate obtained from the real estate purchase and sale examples using the purchase requirements of the target real estate, and the renovation costs of the target real estate obtained from the renovation cost examples using the renovation requirements of the target real estate, The renovation requirements of the target real estate include finishing and equipment, The extraction of the renovation requirements is performed only based on information such as the age of the target real estate, which is the purchase requirement of the target real estate. A device for obtaining real estate purchase prices.

8. A processor is provided. The processor, Memorize past real estate transactions based on the requirements of the property, Stores examples of past renovation costs according to the requirements of the property to be renovated, Extract the purchase and renovation requirements of the target real estate to be purchased, A purchase price of the target real estate is obtained from the basic purchase price of the target real estate obtained from the real estate purchase example using the purchase requirements of the target real estate and the renovation costs of the target real estate obtained from the renovation cost example using the renovation requirements of the target real estate, If the target real estate is available, obtain the purchase price of the target real estate, Whether or not the target real estate is available for purchase is determined based on at least one of the following purchase requirements: exclusive area, presence or absence of fixed-term leasehold, floor plan, distance from the station, and age of the property; A device for obtaining real estate purchase prices.

9. Obtain examples of past real estate transactions based on the requirements of the real estate, and examples of past renovation costs based on the requirements for the renovation of the real estate, The purchase price of the target real estate is obtained from the basic purchase price of the target real estate obtained from the above-mentioned real estate purchase example using the purchase requirements of the target real estate to be purchased, and the renovation costs of the target real estate obtained from the above-mentioned renovation cost example using the renovation requirements of the target real estate, The renovation requirements of the target real estate include finishing and equipment, The extraction of the renovation requirements is performed only based on information such as the age of the target real estate, which is the purchase requirement of the target real estate. How to generate a real estate purchase price model.

10. Obtain examples of past real estate transactions based on the requirements of the real estate, and examples of past renovation costs based on the requirements for the renovation of the real estate, The purchase price of the target real estate is obtained from the basic purchase price of the target real estate obtained from the above-mentioned real estate purchase example using the purchase requirements of the target real estate to be purchased, and the renovation costs of the target real estate obtained from the above-mentioned renovation cost example using the renovation requirements of the target real estate, If the target real estate is available, obtain the purchase price of the target real estate, Whether or not the target real estate is available for purchase is determined based on at least one of the following purchase requirements: exclusive area, presence or absence of fixed-term leasehold, floor plan, distance from the station, and age of the property; How to generate a real estate purchase price model.

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