Real estate appraisal method and real estate appraisal system

Abstract

To provide a real estate evaluation method that sets a plurality of evaluation factors matching the purpose of real estate selection to give objectivity, and a real estate evaluation system capable of implementing the same.SOLUTION: A real estate evaluation method comprises: setting a plurality of evaluation factors 14 related to facilities matching the purpose of real estate selection; and extracting, for each of the evaluation factors 14, evaluation points based upon the presence number of the facilities. The real estate evaluation method further comprises: totaling, for all the evaluation factors 14, evaluation points thereof after predetermined corrections; and calculating an average value thereof after predetermined corrections so as to extract evaluation points of a real estate at a specific place. A real estate evaluation system 201 stores, in a database 206 thereof, at least data on a heat map area map 11 and data on a real estate evaluation graph 12 representing the evaluation points of the real estate at the specific place with a radar chart.SELECTED DRAWING: Figure 16

Description

[Technical Field]

[0001] The present invention relates to a real estate appraisal method and a real estate appraisal system that can evaluate the value of real estate, particularly a specific aspect of land, as objectively as possible by judging the location environment from various perspectives. [Background technology]

[0002] Traditionally, when assessing the value of real estate, especially land, various businesses or organizations have set evaluation factors such as published land prices, ease of transportation, and ease of shopping, and have assessed the value of real estate in a semi-arbitrary manner.

[0003] Here, accessibility to public transportation is an important factor in evaluating real estate, and distance from the nearest station is particularly important when selecting real estate for purchase or rental. Therefore, a real estate evaluation method has been proposed that uses information about the nearest station as an evaluation factor (see Patent Document 1).

[0004] On the other hand, even for the same real estate, the valuation can vary considerably depending on the appraiser or organization, the valuation factors set, and the purpose for which the value assessment is used, resulting in a lack of objectivity.

[0005] Therefore, a real estate appraisal method has been proposed that is as objective as possible, so that the results will be roughly the same regardless of who evaluates the property, regardless of the appraiser or organization, and regardless of arbitrary appraisal factors (see Patent Document 2). [Prior art documents] [Patent documents]

[0006] [Patent Document 1] Japanese Patent Application Publication No. 2019-121277 [Patent Document 2] Japanese Patent Application Laid-Open No. 2003-132134 DISCLOSURE OF THE INVENTION [Problem to be solved by the invention]

[0007] According to the real estate appraisal method described in Patent Document 1, information about the nearest station is used as an appraisal factor, so while this may be appropriate for business purposes, such as when an office worker selects a home or a merchant selects a store, it is not necessarily appropriate for a family with a wife and children to select a home.

[0008] Furthermore, according to the real estate appraisal method described in Patent Document 2, the value of real estate is assessed based on multiple assessment factors such as transportation access and the convenience of the surrounding area, making it possible to select real estate that meets needs. However, when assessing the value, real estate must be searched for individually, which is inconvenient when searching.

[0009] The present invention has been made in consideration of these conventional problems, and aims to provide an objective real estate appraisal method and a real estate appraisal system that can implement this method, which sets multiple appraisal factors that match the purpose of real estate selection, regardless of the appraiser or organization, and which will produce approximately similar results regardless of who performs the appraisal. [Means for solving the problem]

[0010] In order to achieve the above object, the real estate appraisal system of the present invention comprises: A real estate appraisal system comprising a client comprising a computer, an input device including a mouse, and an output device including a display, a web server connected to the client via the Internet and storing application software, and a database server connected to the web server and having a database attached thereto, The database is configured by linking together at least a database storing data of a general area map, a database storing data of a heat map area map corresponding to the general area map, and a database storing data of a real estate evaluation graph that displays the evaluation scores of real estate at specific points within the general area map in a radar chart; The evaluation score of the real estate at the specific location is calculated using an evaluation score calculation table within a predetermined evaluation field and distance range. , a procedure for calculating evaluation scores consisting of multiple steps A numerical value calculated through The evaluation fields are set as three major evaluation factors: the field related to essential facilities, the field related to leisure and entertainment facilities, and the field related to educational and learning facilities. Each evaluation field is subdivided into evaluation industries, and multiple industries are set as sub-evaluation factors. As the distance range, a plurality of distance ranges are set depending on the distance from the specific point to the predetermined facility, The evaluation score calculation table is configured such that, in its rows, a square area of ​​a predetermined area centered on a specific point is set as a specific area, and information about the specific area is input, and in its columns, information about the major evaluation factor and the minor evaluation factor is input, The evaluation score calculation procedure includes: A calculation step 1 for each specific area, extracting the number of business facilities that fall within each distance range and correspond to the sub-evaluation factors, and inputting the number into the corresponding score entry field of the evaluation score calculation table to create a distance range evaluation score calculation table for each distance range; a calculation step 2 in which the scores in the score entry columns of each distance zone evaluation score calculation table created in the calculation step 1 are multiplied by the distance decay coefficient and the utility diminishing coefficient, and then these are added to create an overall distance zone evaluation score calculation table for all distance zones, and the maximum and minimum values ​​between specific zones are extracted for each sub-evaluation factor in the overall distance zone evaluation score calculation table, the average values ​​between specific zones are calculated, and an overall distance zone evaluation score analysis table is created; a calculation step 3 in which, based on the total distance zone evaluation score calculation table created in the calculation step 2, a total distance zone converted evaluation score calculation table is created in which the maximum value of the evaluation score between the specific zones is 100 and the minimum value is 50, and the maximum value and minimum value between the specific zones are extracted for each small evaluation factor in the total distance zone converted evaluation score calculation table, and an average value between the specific zones is calculated to create a total distance zone converted evaluation score analysis table; A calculation step 4 is to create a sub-evaluation factor evaluation score calculation table by summing up the scores of each sub-evaluation factor for each specific area based on the total distance area converted evaluation score calculation table created in the calculation step 3, and calculating the average value, and to create a sub-evaluation factor evaluation score analysis table by extracting the maximum and minimum values ​​for each sub-evaluation factor in the sub-evaluation factor evaluation score calculation table and calculating the average value for each specific area; A calculation step 5 is to create a comprehensive evaluation score calculation table based on the evaluation score calculation table for each sub-evaluation factor created in the calculation step 4, with the maximum score between specific areas being 100 and the minimum score being 50, and to extract the maximum and minimum values ​​between specific areas for each sub-evaluation factor in the comprehensive evaluation score calculation table, calculate the average value between specific areas, and create a comprehensive evaluation score analysis table. It consists of The real estate evaluation graph is a real estate evaluation graph that displays evaluation scores for each specific area in a radar chart, which is created based on the total distance zone converted evaluation score calculation table and the comprehensive evaluation score calculation table, The client computer connects to the web server via the Internet and launches application software stored in the web server; First, the database attached to the database server is searched, and a general area map in which the desired real estate is located is displayed on the display of the client. Next, on this general area map, the user uses the mouse to specify the area around the specific location that the user wants to search, and a heat map area map corresponding to the general area map is displayed on the display. Next, a specific location to be searched can be designated with the mouse on the heat map area map, and a real estate evaluation graph for the specific location can be displayed, allowing the real estate at the specific location to be evaluated.

[0011] Here, the heat map regional map is characterized in that if the evaluation score of a specific area is 100 points, it is colored red, which is a warm color, and if it is 50 points, it is colored blue, which is a cool color, and for scores in between, the color changes sequentially, making it possible to understand at a glance whether the evaluation score is high or low by the color.

[0012] Furthermore, the real estate evaluation graph displayed as the radar chart is characterized in that the names of the sub-evaluation factors are evenly arranged around the circumference of an outer ring, a polygonal radar chart is drawn within this outer ring, and the evaluation scores of specific areas are written within this radar chart.

[0013] The evaluation areas are characterized by the fact that three areas have been set as major evaluation factors: an area related to essential facilities including at least grocery stores, medical facilities, and public facilities; an area related to leisure and entertainment facilities including at least restaurants; and an area related to educational and learning facilities including at least educational facilities.

[0014] The plurality of distance ranges are set to three ranges, ie, a range of 0 to 400 m, a range of 400 to 800 m, and a range of 800 to 1200 m from the specific point to the predetermined facility.

[0015] The specific area is characterized by being set as a 50 x 50 m square area centered on a specific point.

[0016] Furthermore, a function may be added to automatically extract the names and evaluation scores of other specific locations that are the same as or similar to the evaluation score of real estate at a specific location, and to display the evaluations of real estate at other specific locations using a real estate evaluation graph displayed as the radar chart.

[0017] Furthermore, the evaluation scores of real estate at a specific location may be displayed using a bar graph, pie chart, or line graph.

[0018] Instead of connecting the client and web server via the Internet, a database constructed within a standalone computer may store at least data for a general area map, data for a heat map area map corresponding to this general area map, and data for a real estate evaluation graph that displays the evaluation scores of real estate at specific locations in a radar chart. [Effects of the Invention]

[0019] According to the real estate appraisal method of the present invention, it is possible to set multiple appraisal factors that match the purpose of real estate selection, regardless of the appraiser or organization, and to carry out an objective appraisal of the value of real estate.

[0020] Furthermore, the real estate appraisal system of the present invention can realize this real estate appraisal method, and also allows anyone to clearly evaluate the value of real estate at a specific location through simple operations and visualized maps, radar charts, etc. [Brief explanation of the drawings]

[0021] [Figure 1] This is a regional map showing residential real estate evaluation scores using a heat map. [Figure 2] This is a real estate evaluation graph that displays the evaluation scores of real estate at a specific location on the regional map of Figure 1 using a radar chart. [Figure 3] This is a regional map that displays the evaluation scores for commercial real estate using a heat map. [Figure 4] This is a real estate evaluation graph that displays the evaluation scores of real estate at a specific location on the regional map of Figure 3 using a radar chart. [Figure 5] FIG. 10 is an explanatory diagram showing a procedure for calculating the evaluation score of real estate at a specific location. [Figure 6] FIG. 10 is an explanatory diagram showing a procedure for calculating the evaluation score of real estate at a specific location. [Figure 7] FIG. 10 is an explanatory diagram showing a procedure for calculating the evaluation score of real estate at a specific location. [Figure 8] FIG. 10 is an explanatory diagram showing a procedure for calculating the evaluation score of real estate at a specific location. [Figure 9] FIG. 10 is an explanatory diagram showing a procedure for calculating the evaluation score of real estate at a specific location. [Figure 10] FIG. 10 is an explanatory diagram showing a procedure for calculating the evaluation score of real estate at a specific location. [Figure 11] This is an explanatory diagram that clarifies the significance of the evaluation scores by comparing the evaluation scores of real estate at different specific locations. [Figure 12] This is an explanatory diagram that clarifies the significance of the evaluation scores by comparing the evaluation scores of real estate at different specific locations. [Figure 13] 1 is an explanatory diagram showing the overall configuration of a real estate appraisal system according to the present invention. [Figure 14] FIG. 1 is an explanatory diagram showing the configuration of a client that constitutes the real estate appraisal system of the present invention. [Figure 15] FIG. 2 is an explanatory diagram showing the configuration of a database that constitutes the real estate appraisal system of the present invention. [Figure 16] FIG. 10 is an explanatory diagram showing the procedure for selecting and extracting a specific point from a general area map and displaying the evaluation score of real estate at that specific point. DETAILED DESCRIPTION OF THE INVENTION

[0022] First, the real estate appraisal method of the present invention, including the procedure for calculating appraisal scores for real estate, will be described in detail below with reference to the drawings.

[0023] Figure 1 is a regional map 11 that displays the evaluation scores for residential real estate using a heat map, and Figure 2 is a real estate evaluation graph 12 that displays the evaluation scores for real estate at a specific location on the regional map 11 using a radar chart.

[0024] Figure 3 is a regional map 21 that displays the evaluation scores for commercial real estate using a heat map, and Figure 4 is a real estate evaluation graph 22 that displays the evaluation scores for real estate at a specific location within the regional map 21 using a radar chart.

[0025] Here, a heat map is a display in which the color changes sequentially according to the level of the evaluation score, corresponding to a map. Although colors are not explicitly indicated in Figures 1 and 3, for example, a rating score of 100 points is indicated by a warm red color, a rating score of 50 points is indicated by a cool blue color, and for scores in between, the color changes sequentially, allowing the high and low rating scores to be understood at a glance by the color.

[0026] Residential property evaluation score S R When calculating the above, first, as shown in Figure 2, three evaluation areas are assumed: 1) areas related to facilities essential for daily life such as grocery stores, medical facilities, and public facilities; 2) areas related to leisure and entertainment facilities such as restaurants and coffee shops; and 3) areas related to educational facilities such as educational facilities and classrooms, and these are set as major evaluation factors 13.

[0027] Next, as shown in Figure 2, each evaluation field is subdivided into evaluation industries, for example, more than 20 industries are assumed, such as: 1) the field related to facilities essential to daily life, such as supermarkets, convenience stores, medical facilities, public facilities, etc.; 2) the field related to leisure and entertainment facilities, such as restaurants and coffee shops; and 3) the field related to education and learning facilities, such as educational facilities and learning classrooms, and these are set as 14 sub-evaluation factors.

[0028] When calculating the evaluation score for real estate, an evaluation score calculation table is used, but taking into account the distance from a specific point to the facility, evaluation score calculation tables 101, 102, and 103 are used, which consist of three ranges from the specific point: 1) within 0 to 400 m, 2) within 400 to 800 m, and 3) within 800 to 1200 m, as shown in Figure 5.

[0029] In this embodiment, the distance from a specific point to a predetermined facility is not simply measured as a straight-line distance on a map, but is measured along a route that can actually be traveled on foot.

[0030] Information about a plurality of specific areas 15 (meshes 1, 2, ...) into which a predetermined specific area is divided based on land address indications, etc., is input into the rows of each evaluation score calculation table 101, 102, 103. In Figure 5, the specific area is divided into 10 specific areas 15.

[0031] In this embodiment, the specific area 15 (mesh) centered on the specific point is a square area of ​​50 m x 50 m, which corresponds to approximately one city block.

[0032] On the other hand, information about the above-described major evaluation factors 13 and minor evaluation factors 14 is entered into the columns of each of the evaluation score calculation tables 101, 102, and 103. In FIG.

[0033] Evaluation score calculation step 1 In the evaluation score calculation step 1, as shown in FIG. 5, for each evaluation score calculation table 101, 102, 103, the number of facilities that fall within the range and correspond to the sub-evaluation factor 14 is extracted, and evaluation score calculation tables 111, 112, 113 are created.

[0034] For example, 1) in the evaluation score calculation table 111 within the 0 to 400 m radius, for mesh 3, there are two supermarkets, 36 medical facilities, 28 restaurants, and two educational facilities, so these numbers are entered in the corresponding score entry column 31 of the evaluation score calculation table 111. Similarly, for meshes 1, 2, . . . , the number of facilities that fall under the sub-evaluation factor 14 is extracted, and the number is entered in the corresponding score entry column 31.

[0035] Also, for the evaluation score calculation tables 112 and 113 within 2) 400 to 800 m and 3) 800 to 1200 m, the number of facilities that correspond to the sub-evaluation factors 14 is extracted and entered into the corresponding score entry column 31.

[0036] Evaluation score calculation step 2 In the evaluation score calculation step 2, based on the evaluation score calculation tables 111, 112, and 113 created in the calculation step 1, an evaluation score calculation table 121 is created that integrates the range from the specific point into a range of 0 to 1200 m, as shown in FIG.

[0037] Here, the scores in the score entry field 31 of the evaluation score calculation table 111 are left as they are, the scores in the score entry field 31 of the evaluation score calculation table 112 are multiplied by a distance attenuation coefficient α, and the scores in the score entry field 31 of the evaluation score calculation table 113 are multiplied by a distance attenuation coefficient β, and these are added together to obtain The score is input into the corresponding score entry field 32 of the evaluation score calculation table 121 .

[0038] The distance attenuation coefficients α and β are introduced based on the assumption that even if a facility that corresponds to the minor evaluation factor 14 exists, the value of the facility decreases as the distance from a specific point increases. Here, the distance attenuation coefficient α is set to 0.5, and the distance attenuation coefficient β is set to 0.2, and the evaluation score calculation table 121 is created.

[0039] Furthermore, for each sub-evaluation factor 14 in the evaluation score calculation table 121, the maximum and minimum values ​​between specific areas 15 (meshes) are extracted, and the average value between specific areas 15 (meshes) is calculated to create an evaluation score analysis table 122.

[0040] Evaluation score calculation step 3 In evaluation score calculation step 3, based on the evaluation score calculation table 121 created in calculation step 2, an evaluation score calculation table 131 is created that integrates the distance from a specific point within a range of 0 to 1200 m and takes into account the diminishing returns when multiple facilities exist, as shown in Figure 7.

[0041] Here, a calculation is performed to convert the scores in the score entry field 32 of the evaluation score calculation table 121 into natural logarithms, and the calculated numerical value is entered as a score in the corresponding score entry field 33 of the evaluation score calculation table 131.

[0042] The reason for performing such calculations is based on the assumption that even if there are multiple facilities of the same industry in the same area, the utility of the facilities does not increase in proportion to the number of facilities present, but rather that the utility decreases gradually while having some relationship to the number of facilities present.

[0043] Furthermore, for each sub-evaluation factor 14 in the evaluation score calculation table 131, the maximum and minimum values ​​between the specific areas 15 (meshes) are extracted, and the average value between the specific areas 15 (meshes) is calculated to create an evaluation score analysis table 132.

[0044] Evaluation score calculation step 4 In the evaluation score calculation step 4, based on the evaluation score calculation table 131 created in the calculation step 3, an evaluation score calculation table 141 is created in which the maximum score between specific areas 15 (meshes) is set to 100 and the minimum score is set to 50, as shown in Figure 8 (A).

[0045] Furthermore, for each sub-evaluation factor 14 in the evaluation score calculation table 141, the maximum and minimum values ​​between the specific areas 15 (meshes) are extracted, and the average value between the specific areas 15 (meshes) is calculated to create an evaluation score analysis table 142.

[0046] According to such an evaluation score calculation table 141, it is possible to create a real estate evaluation graph 143 that displays the evaluation scores of real estate in a radar chart for each specific area 15 (mesh), as shown in FIG. 8(B).

[0047] Evaluation score calculation step 5 In the evaluation score calculation step 5, based on the evaluation score calculation table 141 created in the calculation step 4, the scores of each sub-evaluation factor 14 are totaled for each specific area 15 (mesh) and the average value is calculated to create an evaluation score calculation table 151, as shown in FIG. 9.

[0048] Furthermore, for the evaluation score calculation table 151, the maximum and minimum values ​​between the specific areas 15 (meshes) are extracted, and the average value between the specific areas 15 (meshes) is calculated to create an evaluation score analysis table 152.

[0049] Evaluation score calculation step 6 In the evaluation score calculation step 6, based on the evaluation score calculation table 151 created in the calculation step 5, an evaluation score calculation table 161 is created in which the maximum score between specific areas 15 (meshes) is set to 100 and the minimum score is set to 50, as shown in Figure 10 (A).

[0050] Furthermore, for the evaluation score calculation table 161, the maximum and minimum values ​​between the specific areas 15 (meshes) are extracted, and the average value between the specific areas 15 (meshes) is calculated to create an evaluation score analysis table 162.

[0051] According to such an evaluation score calculation table 161, as shown in Figure 10 (B), it is possible to create a real estate evaluation graph 163 that displays the evaluation scores of real estate for each specific area 15 (mesh) using a radar chart, and it is also possible to display the overall evaluation score.

[0052] According to the above-described method for calculating evaluation scores for real estate, by calculating evaluation scores for real estate at each specific location, it is possible to create a regional map 11 that displays evaluation scores for residential real estate using a heat map, as shown in Figure 1, and a real estate evaluation graph 12 that displays evaluation scores for real estate at specific locations within the regional map 11 using a radar chart, as shown in Figure 2.

[0053] When evaluating residential real estate, the housing type can be classified as family, single, or elderly, and major evaluation factor 13 and minor evaluation factor 14 can be appropriately set, allowing for the calculation of evaluation scores based on the housing type.

[0054] Then, by displaying the evaluation score on the regional map in a warm red for 100 points, a cool blue for 50 points, and successively changing colors for scores in between, it is possible to create a regional map 11 that displays the evaluation scores for residential real estate using a heat map, as shown in Figure 1.

[0055] Commercial real estate evaluation score S B When calculating the above, first, as shown in Figure 4, three evaluation areas are assumed as a premise: 1) areas related to facilities essential to daily life such as grocery stores, post offices, and medical facilities; 2) areas related to leisure and entertainment facilities such as restaurants, coffee shops, and entertainment facilities; and 3) areas related to educational and learning facilities such as cultural facilities, classrooms, and bookstores, and these are set as major evaluation factors 13.

[0056] Next, as shown in Figure 4, each evaluation field is subdivided into evaluation industries, such as 1) in the field of facilities related to daily necessities, convenience stores, post offices, medical facilities, etc.; 2) in the field of leisure and entertainment facilities, restaurants, coffee shops, entertainment facilities, etc.; and 3) in the field of education and learning facilities, cultural facilities, learning classrooms, bookstores, etc., and a number of industries that are considered appropriate for evaluating commercial real estate are assumed, and these are set as sub-evaluation factors 14.

[0057] When calculating the evaluation score for commercial real estate, evaluation score calculation tables 101, 102, and 103 are used, as in the evaluation of residential real estate, assuming three ranges from a specific point: 1) within 0 to 400 m, 2) within 400 to 800 m, and 3) within 800 to 1200 m.

[0058] In addition, information regarding a plurality of specific areas 15 (meshes) into which a specific region is divided based on land address indications, etc., is entered in the rows of each evaluation score calculation table 101, 102, 103, and information regarding the major evaluation factor 13 and minor evaluation factor 14 is entered in the columns.

[0059] Then, similar to the procedure for calculating the evaluation score for residential real estate, each step of the evaluation score calculation is executed to create an evaluation score calculation table 161 in which the maximum score within the specific area 15 (mesh) is 100 and the minimum score is 50.

[0060] Furthermore, for the evaluation score calculation table 161, the maximum and minimum values ​​between the specific areas 15 (meshes) are extracted, and the average value between the specific areas 15 (meshes) is calculated to create an evaluation score analysis table 162.

[0061] According to such an evaluation score calculation table 161, it is possible to create a real estate evaluation graph that displays the evaluation scores of real estate for each specific area 15 (mesh) using a radar chart, and it is also possible to display the overall evaluation score.

[0062] According to the above-described method for calculating evaluation scores for real estate, it is possible to create a regional map 21 that displays evaluation scores for commercial real estate using a heat map, as shown in Figure 3, and a real estate evaluation graph 22 that displays evaluation scores for real estate at specific points within the regional map 21 using a radar chart, as shown in Figure 4.

[0063] Here, when evaluating commercial real estate, there are no particular classifications into multiple types, but the property may be classified into appropriate types according to the business type, such as office use, commercial store use, etc.

[0064] Then, by displaying the evaluation score on the regional map in a warm red for 100 points, a cool blue for 50 points, and successively changing colors for scores in between, a regional map 21 can be created that displays the evaluation scores for commercial real estate using a heat map, as shown in Figure 3.

[0065] The evaluation score S for residential real estate of the present invention R Using this, the evaluation score S of real estate at different specific locations is calculated. R As shown in Figure 11, by comparing the above figures, we can objectively understand that even if the average rents in certain locations differ considerably, in reality, the value of residential real estate in those locations is roughly the same.

[0066] In addition, the evaluation score S for the commercial real estate of the present invention B By using this to compare the appraisal scores S of real estate at different specific locations, as shown in Figure 12, we can objectively understand that even adjacent locations where the average rents are generally almost the same will actually have significantly different values ​​for commercial real estate.

[0067] In principle, the evaluation score is calculated based on the number of specified facilities within a specific area (15 mesh), but even within the same industry, there are differences in business type and scale, such as supermarkets of all sizes, medical facilities such as large hospitals, clinics, and clinics, public facilities such as large and small, restaurants, eateries, and izakayas, and educational facilities such as universities and junior colleges, and it is expected that the impact will vary greatly depending on these differences.

[0068] Therefore, the evaluation score may be calculated by taking into consideration not only the number of facilities but also the difference in size of the facilities and taking into account a predetermined correction coefficient. It is difficult to determine the standard by which to judge the size of a facility, and although this is not necessarily an accurate standard, it is possible to use, for example, the area of ​​the facility as the standard. In this case, it is easy to determine from a regional map, which is convenient.

[0069] Next, preferred embodiments of the real estate appraisal system of the present invention will be described in detail below with reference to the drawings.

[0070] As shown in FIG. 13, the real estate appraisal system 201 of the present invention is composed of a client 202, a web server 204 connected to the client 202 via the Internet 203, a database server 205 connected to the web server 204, and a database 206 attached to the database server 205.

[0071] The client 202 is installed in the searcher's office or the like, and as shown in FIG. 14, comprises a computer 211, an input device 212, and an output device 213. Typically, the input device 212 includes a keyboard 214 and a mouse 215 , and the output device 213 includes a display 216 and a printer 217 .

[0072] The web server 204, database server 205 and database 206 are installed in the administrator's office on the cloud, and as shown in Figure 15, the database 206 is configured by linking, to an integrated management database 221, at least a database 222 storing data on a general area map 10, a database 223 storing data on a heat map area map 11 corresponding to the general area map 10, and a database 224 storing data on a real estate evaluation graph 12 that displays the evaluation scores of real estate at specific locations in a radar chart.

[0073] When using the real estate appraisal system 201 of the present invention to search for and extract appraisal scores for real estate at a specific location, the searcher first turns on the power of the computer 211 of the client 202, launches a web browser, and connects to the web server 204 on the cloud via the Internet 203.

[0074] Next, the application software stored in the web server 204 is launched using a web browser, and the database 206 attached to the database server 205 is searched, and the general area map 10 in which the real estate to be searched for is located is displayed on the display 216, as shown in Figure 16(A).

[0075] Next, as shown in FIG. 16(A), the user operates the mouse 215 appropriately to specify the area around the specific point that the user wishes to search on the general area map 10 with the pointer, and then clicks the mouse 215 to select the area around the specific point.

[0076] As a result, as shown in FIG. 16(B), the heat map area map 11 is displayed on the display 216, and further, the area around the selected specific point is displayed in an enlarged scale.

[0077] Next, as shown in FIG. 16(B), the user operates the mouse 215 appropriately to specify the specific location to be searched for on the heat map area map 11 with the pointer, and selects the specific location by clicking the mouse 215.

[0078] As a result, as shown in FIG. 16(C), a real estate evaluation graph 12 is displayed on the display 216, which shows the evaluation scores of real estate at specific locations in a radar chart.

[0079] Therefore, a searcher can easily grasp the evaluation score of real estate at a specific location by viewing the real estate evaluation graph 12 that displays the evaluation score of real estate at a specific location in a radar chart.

[0080] In the above embodiment, the database 206 is constructed in conjunction with a database server 205 located on a cloud connected via the Internet 203, but it may also be constructed within a server connected via a local area network (LAN) rather than the Internet 203. Furthermore, the database 206 may be constructed within a stand-alone computer.

[0081] In the above embodiment, a real estate evaluation graph 12 was used that displays the evaluation scores of real estate at a specific location as a radar chart, but instead, a real estate evaluation graph displayed as a bar graph, pie chart, etc. may be used. Furthermore, in order to clearly show the transition of the property's evaluation score over a predetermined period, a property evaluation graph displayed as a line graph may be used.

[0082] In the above embodiment, by selecting a real estate property at a specific location, the evaluation score of the real estate property at the specific location is displayed on the real estate evaluation graph 12. However, it is also possible to display the name of the location where real estate property at another specific location is located, which has the same or similar evaluation score as the real estate property at the specific location, A system may be configured to automatically extract the associated evaluation score of the property.

[0083] Furthermore, the real estate appraisal system of the present invention is not limited to the embodiment described above, and can be variously modified and altered as long as it does not deviate from the spirit of the present invention. [Explanation of symbols]

[0084] 10 General Area Map 11 Heat Map Regional Map 12 Real Estate Valuation Graph 13 Major Evaluation Factors 14 Minor Evaluation Factors 201 Real Estate Valuation System 202 Client 203 Internet 204 Web Server 205 Database Server 206 Database

Claims

1. A real estate appraisal system comprising a client comprising a computer, an input device including a mouse, and an output device including a display, a web server connected to the client via the Internet and storing application software, and a database server connected to the web server and having a database attached thereto, The database is configured by linking together at least a database storing data of a general area map, a database storing data of a heat map area map corresponding to the general area map, and a database storing data of a real estate evaluation graph that displays the evaluation scores of real estate at specific points within the general area map in a radar chart; The evaluation score of the real estate at the specific location is a numerical value calculated through an evaluation score calculation procedure consisting of a plurality of steps using an evaluation score calculation table within a predetermined evaluation field and distance range, The evaluation fields are set as three major evaluation factors: the field related to essential facilities, the field related to leisure and entertainment facilities, and the field related to educational and learning facilities. Each evaluation field is subdivided into evaluation industries, and multiple industries are set as sub-evaluation factors. As the distance range, a plurality of distance ranges are set depending on the distance from the specific point to the predetermined facility, The evaluation score calculation table is configured such that, in its rows, a square area of ​​a predetermined area centered on a specific point is set as a specific area, and information about the specific area is input, and in its columns, information about the major evaluation factor and the minor evaluation factor is input, The evaluation score calculation procedure includes: A calculation procedure 1 in which, for each specific area, the number of business facilities that exist within each distance range and correspond to the sub-evaluation factors is extracted, and the number is entered into the corresponding score entry field of the evaluation score calculation table to create each distance range evaluation score calculation table for each distance range; a calculation procedure 2 in which the scores in the score entry columns of each distance zone evaluation score calculation table created in the calculation procedure 1 are multiplied by a distance decay coefficient and a utility diminishing coefficient, and then these are added to create an overall distance zone evaluation score calculation table for all distance zones, and the maximum and minimum values ​​between specific zones are extracted for each small evaluation factor in the overall distance zone evaluation score calculation table, and the average value between specific zones is calculated to create an overall distance zone evaluation score analysis table; a calculation procedure 3 in which, based on the total distance zone evaluation score calculation table created in the calculation procedure 2, a total distance zone converted evaluation score calculation table is created in which the maximum value of the evaluation score between the specific zones is 100 and the minimum value is 50, and the maximum value and minimum value between the specific zones are extracted for each small evaluation factor in the total distance zone converted evaluation score calculation table, and an average value between the specific zones is calculated to create a total distance zone converted evaluation score analysis table; A calculation step 4 is to create a sub-evaluation factor evaluation score calculation table by summing up the scores of each sub-evaluation factor for each specific area based on the total distance area converted evaluation score calculation table created in the calculation step 3, and calculating the average value, and to create a sub-evaluation factor evaluation score analysis table by extracting the maximum and minimum values ​​for each sub-evaluation factor in the sub-evaluation factor evaluation score calculation table and calculating the average value for each specific area; A calculation step 5 is to create a comprehensive evaluation score calculation table based on the evaluation score calculation table for each sub-evaluation factor created in the calculation step 4, with the maximum score between specific areas being 100 and the minimum score being 50, and to extract the maximum and minimum values ​​between specific areas for each sub-evaluation factor in the comprehensive evaluation score calculation table, calculate the average value between specific areas, and create a comprehensive evaluation score analysis table. It consists of The real estate evaluation graph is a real estate evaluation graph that displays evaluation scores for each specific area in a radar chart, which is created based on the total distance zone converted evaluation score calculation table and the comprehensive evaluation score calculation table, The client computer connects to the web server via the Internet and launches application software stored in the web server; First, the database attached to the database server is searched, and a general area map in which the desired real estate is located is displayed on the display of the client. Next, on this general area map, the user uses the mouse to specify the area around the specific location that the user wants to search, and a heat map area map corresponding to the general area map is displayed on the display. Next, a specific location to be searched can be specified with the mouse on this heat map regional map, and a real estate evaluation graph for this specific location can be displayed, allowing the real estate at the specific location to be evaluated.

2. The real estate appraisal system of claim 1, characterized in that the heat map regional map displays a warm red color when the appraisal score of a specific area is 100 points, a cool blue color when it is 50 points, and successive colors for scores in between, allowing the high and low appraisal scores to be understood at a glance by the colors.

3. The real estate appraisal system described in claim 1, characterized in that the real estate appraisal graph displayed as a radar chart has the names of the sub-appraisal factors evenly arranged circumferentially on an outer ring, a polygonal radar chart drawn within this outer ring, and the appraisal scores of specific areas written within this radar chart.

4. The real estate appraisal system described in claim 1, characterized in that the appraisal fields are set as major appraisal factors in three areas: an area related to essential facilities including at least grocery stores, medical facilities, and public facilities; an area related to leisure and entertainment facilities including at least restaurants; and an area related to educational and learning facilities including at least educational facilities.

5. The real estate appraisal system according to claim 1, characterized in that the multiple distance ranges are set to three ranges, namely, a range of 0 to 400 m, a range of 400 to 800 m, and a range of 800 to 1200 m, from a specific point to a specified facility.

6. 2. The real estate appraisal system according to claim 1, wherein the specific area is set to a square area of ​​50 x 50 m centered on a specific point.

7. The real estate appraisal system described in claim 1 further includes a function for automatically extracting the names and appraisal scores of other specific locations that are identical to or similar to the appraisal score of real estate at a specific location, and displaying the appraisals of real estate at other specific locations using a real estate appraisal graph displayed as the radar chart.

8. 2. The real estate appraisal system according to claim 1, wherein the appraisal scores of real estate at a specific location are displayed by a bar graph, a pie chart, or a line graph.

9. A real estate appraisal system as described in any one of claims 1 to 8, characterized in that instead of a configuration in which the client and web server are connected via the Internet, at least data of a general area map, data of a heat map area map corresponding to this general area map, and data of a real estate appraisal graph displaying the appraisal scores of real estate at specific locations in a radar chart are stored in a database constructed within a standalone computer.

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