Real estate price evaluation device, real estate price evaluation method, and program

Abstract

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

Description

[Technical Field]

[0001] The present invention relates to a preprocessing device, a preprocessing method, and a preprocessing program for real estate valuation. [Background technology]

[0002] Financial institutions that provide loans using real estate as collateral must frequently evaluate real estate. Generally, real estate evaluations are conducted by professional appraisers who carefully examine information such as the area of ​​the property being evaluated, its access to roads, and road value. In this case, evaluations require a lot of effort and time, so real estate evaluation systems that automate evaluations are also known.

[0003] Patent Document 1 proposes a real estate appraisal system that, based on the location to be appraised being specified on a map, acquires the zoning of the location to be appraised from urban planning information, extracts land price information comparable to the location to be appraised based on the acquired zoning, and calculates the standard land price of the location to be appraised based on the extracted land price information.

[0004] Patent document 2 proposes the Arito Transaction Support System, which collects transaction examples of real estate such as land and buildings, or evaluates real estate, and supports real estate transactions without identifying the individuals who conducted the transactions. [Prior art documents] [Patent documents]

[0005] [Patent Document 1] Japanese Patent Application Laid-Open No. 2002-024357 [Patent Document 2] Japanese Patent Application Laid-Open No. 2008-165764 Summary of the Invention [Problem to be solved by the invention]

[0006] The value of real estate is difficult to assess depending on various factors such as area size, road access, degree of irregularity, elevation difference, etc., and there are many cases where real estate appraisal systems cannot automatically perform the assessment. Such difficult appraisals must be performed by experienced appraisers (experienced appraisers), so the work is concentrated on these experienced appraisers and the appraisal takes time. For this reason, even when a real estate appraisal system is introduced, it can take several weeks from the start of the survey until the appraisal results are obtained.

[0007] However, since not all real estate appraisals are difficult, it is possible to divide the work so that only the difficult appraisals are performed by experienced appraisers and the easier ones by less experienced appraisers (unskilled appraisers). However, it is not always possible for unskilled appraisers to distinguish between difficult and difficult appraisals. For this reason, it is possible that experienced appraisers may pre-sort all real estate appraisals into easy and difficult ones, or that the results of unskilled appraisals as easy ones are rechecked by experienced appraisers. As a result, even when appraisals are divided between experienced and unskilled appraisers, it is expected that the burden on experienced appraisers will increase, and improvements were needed.

[0008] Therefore, an object of the present invention is to provide a technique for determining the level required for evaluating real estate. [Means for solving the problem]

[0009] In order to solve the above problems, the pretreatment device of the present invention comprises: an acquisition unit that acquires a value of at least one evaluation item for the real estate to be evaluated; If the values ​​of the evaluation items meet the predetermined standards, the evaluation level required for the evaluation of the real estate is a determination unit that determines the evaluation level to be a first level when the value of the evaluation item does not satisfy a predetermined standard, and determines the evaluation level to be a second level that is higher than the first level when the value of the evaluation item does not satisfy a predetermined standard; an output unit that outputs the result of the determination; Equipped with.

[0010] When the criterion is that the real estate is or is not located within an area having a specified attribute, the preprocessing device may have the acquisition unit acquire location information of the real estate as the evaluation value, the judgment unit determine the location of the real estate based on the location information, and judge the evaluation level based on whether the location is within the area.

[0011] The pre-processing device may be configured such that, if the real estate is located within a predetermined distance from a boundary that defines the inside and outside of the area, the judgment unit does not judge the real estate to be at either the first level or the second level, but rather judges the level to be undetermined.

[0012] The preprocessing device may determine the evaluation level by the determining unit based on whether or not any one of the market price based on the values ​​of the evaluation items acquired by the acquiring unit, the area, and the provisional price of the real estate calculated based on the market price and the area exceeds a corresponding threshold. Alternatively, the preprocessing device may determine the evaluation level by the determining unit based on whether or not either the market price or the area exceeds a threshold.

[0013] The pre-processing device may have the judgment unit calculate a disparity rate (index value) related to at least one of the shape, slope, and elevation difference of the real estate based on the values ​​of the evaluation items acquired by the acquisition unit, and determine the evaluation level based on the disparity rate.

[0014] The pre-processing device may have the judgment unit calculate the floor area ratio of the real estate based on the values ​​of the evaluation items acquired by the acquisition unit, and determine the evaluation level based on whether the floor area ratio exceeds a standard value.

[0015] In order to solve the above problems, the pretreatment method of the present invention comprises: obtaining a value of at least one evaluation item for the real estate to be evaluated; a step of determining the evaluation level required for evaluating the real estate to be a first level if the values ​​of the evaluation items satisfy predetermined standards, and determining the evaluation level to be a second level higher than the first level if the values ​​of the evaluation items do not satisfy predetermined standards; outputting the result of the determination; The computer executes the following.

[0016] In order to solve the above problems, the preprocessing program of the present invention comprises: obtaining a value of at least one evaluation item for the real estate to be evaluated; a step of determining the evaluation level required for evaluating the real estate to be a first level if the values ​​of the evaluation items satisfy predetermined standards, and determining the evaluation level to be a second level higher than the first level if the values ​​of the evaluation items do not satisfy predetermined standards; outputting the result of the determination; to be executed by the computer.

[0017] The present invention is also exemplified by a computer-readable recording medium having the preprocessing program recorded thereon, which can be read by a computer and executed to provide the functions of the computer.

[0018] Here, a computer-readable recording medium is a medium that stores information such as data and programs electrically, magnetically, optically, mechanically, or chemically and that can be read by a computer or the like. This refers to a recording medium that can be read from a computer. Among such recording media, those that can be removed from a computer, etc., include flexible disks, magneto-optical disks, CDs (Compact Discs), CD-R / Ws, DVDs (Digital Versatile Disks), DATs, 8mm tapes, memory cards such as flash memory, etc. Furthermore, recording media that are fixed to a computer, etc., include hard disks and ROMs (Read Only Memory). [Effects of the Invention]

[0019] The present invention can provide a technique for determining the level required for real estate valuation. [Brief explanation of the drawings]

[0020] [Figure 1] Schematic diagram of the real estate appraisal system. [Figure 2] FIG. 2 is a functional block diagram of a preprocessing device. [Figure 3] FIG. 2 is a functional block diagram of a real estate appraisal device. [Figure 4] FIG. 1 is a functional block diagram of an expert terminal. [Figure 5] Computer hardware configuration diagram. [Figure 6] FIG. 10 is a diagram showing a target location information display frame as a GUI (Graphical User Interface) for inputting values ​​of evaluation items in the preprocessing device. [Figure 7] FIG. 10 is a diagram showing an example of a data table showing road width determination conditions. [Figure 8] FIG. 10 is a diagram showing an example of a data table showing frontage determination conditions. [Figure 9] FIG. 10 is a diagram showing an example of a data table showing determination conditions for urban planning areas. [Figure 10] FIG. 10 is a diagram showing an example of a data table showing the conditions for determining a use area. [Figure 11] FIG. 10 is a diagram showing an example of a data table showing criteria for determining a disaster area. [Figure 12] FIG. 10 is a diagram showing an example of a data table showing determination conditions for determining whether or not a building is constructed in a target area. [Figure 13] FIG. 10 is a diagram showing an example of a data table showing determination conditions for the use of a building. [Figure 14] FIG. 10 is a diagram showing an example of a data table showing determination conditions for elevation differences within a target area. [Figure 15] FIG. 10 is a diagram showing an example of a data table showing determination conditions for floor area ratio. [Figure 16] FIG. 10 is a diagram showing an example of a data table showing determination conditions for provisional prices. [Figure 17] FIG. 10 is a diagram showing an example of a data table showing determination conditions for the shape of a target area. [Figure 18] FIG. 10 is an explanatory diagram of a method for calculating a disparity rate from the ratio between the largest internal rectangle and the remaining area. [Figure 19] An explanatory diagram of the method for calculating the disparity rate from the shaded area ratio. [Figure 20] FIG. 10 is a diagram showing an example of a data table storing disparity rates with respect to shaded area ratios. [Figure 21] FIG. 3 is a diagram showing a preprocessing method executed by the preprocessing device. [Figure 22] This figure shows an example of the display when the road type and road width are determined to be undetermined and additional investigation is required. [Figure 23] FIG. 10 is a diagram showing a display example in which all items are determined to be at the first level. [Figure 24] A figure showing an example of a display when the zoning is determined to be level two and an evaluation request is required. [Figure 25] FIG. 4 is a flowchart showing the flow of a correction processing method executed by the preprocessing device. [Figure 26] 1 is a diagram showing the flow of a real estate appraisal method executed by a real estate appraisal device. [Figure 27] FIG. 1 is a diagram showing the configuration of a real estate evaluation device including a preprocessing device. [Figure 28] 3 is a diagram showing the flow of a preprocessing method and a real estate evaluation method executed by the real estate evaluation device. DETAILED DESCRIPTION OF THE INVENTION

[0021] Hereinafter, a real estate appraisal preprocessing device and a real estate appraisal system using the same according to an embodiment of the present invention (hereinafter referred to as an embodiment) will be described with reference to the drawings. The configuration of the following embodiment is an example, and the present invention is not limited to the configuration of the embodiment. Figure 1 is a schematic diagram of a real estate appraisal system 1.

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

[0023] However, if the property to be appraised is significantly different from the standard property, such as if it is significantly irregular in shape or located in a disaster alert zone, or if its market viability is significantly lower, the real estate appraisal device 20 may not be able to properly appraise it. For this reason, in the real estate appraisal device 20 of this embodiment, the values ​​of the appraisal items of the property are first input into the preprocessing device 10, which determines whether the property can be appraised by the real estate appraisal device 20. If the values ​​of the appraisal items meet the predetermined criteria, the preprocessing device 10 determines the appraisal level required for the appraisal of the property to be a first level and notifies the real estate appraisal device 20 of this result, causing the real estate appraisal device 20 to appraise the property. Furthermore, if the values ​​of the appraisal items do not meet the predetermined criteria, the preprocessing device 10 determines the appraisal level to be a second level, which is higher than the first level, and notifies the real estate appraisal device 20 of this result to request an appraisal from the expert terminal 30, or notifies the expert terminal 30 used by an appraiser skilled in real estate appraisals (hereinafter also referred to as an expert appraiser) to appraise the property.

[0024] In this way, in the real estate appraisal system 1 of this embodiment, the pre-processing device 10 assigns the first level of easy appraisal to an unskilled person using the real estate appraisal device 20, and the second level of difficult appraisal to an expert. This distributes the load according to the appraisal level so that the burden of real estate appraisal is not concentrated on the expert, allowing for efficient appraisal.

[0025] In the example of FIG. 1, the real estate appraisal system 1 does not include the expert terminal 30, but the real estate appraisal system 1 may include the expert terminal 30.

[0026] <Configuration of pre-treatment device> 2 is a functional block diagram of the preprocessing device 10. The preprocessing device 10 has a target land outline input unit 101, a property search unit 102, a map and road price display unit 103, a front road price selection unit 104, a shape designation unit 105, a target land polygon display unit 106, and an adjacent road designation unit 107. The preprocessing device 10 also has a distinction determination unit 108, a distinction result output unit 109, a distinction result correction unit 110, a map information database 121, a map layer information database 122, a road price information database 123, and a price information database 124.

[0027] The target land overview input unit 101 receives input of information (location information) such as the location (for example, coordinates such as latitude and longitude, land number, or address) and area of ​​the real estate to be evaluated. For example, the target land overview input unit 101 displays input fields for the land number, area, etc. on a display device, and stores the land number, area, etc. input by the user through the keyboard in the input fields in memory as target land information.

[0028] The property search unit 102 acquires map information of the location of the real estate to be evaluated from the map information database 121 based on the target site information input by the target site overview input unit 101. do.

[0029] The map and road price display unit 103 displays the map information acquired by the property search unit 102 on a display device, and also acquires road price information corresponding to the map from the road price information database 123 and displays the road price information (e.g., arrows and road prices) superimposed on the map.

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

[0031] The shape designation unit 105 detects a user's operation to designate the shape of the land to be evaluated (target land). The target land polygon display unit 106 displays a polygon of the shape designated by the shape designation unit 105 overlaid on the map.

[0032] The access road designation unit 107 detects the designation of an access road related to the target location in response to a user operation. The access road designation unit 107 also calculates the width of the access road designated by the user. For example, when the user selects one boundary and the other boundary of the access road, the distance between these boundaries is calculated as the access road width. The access road designation unit 107 may also determine the road boundary between the target location and the access road based on map information, and calculate the distance to the road boundary on the opposite side to determine the width of the access road.

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

[0034] The distinction determination unit 108 determines the evaluation level required for evaluating real estate as a first level if the value of the evaluation item meets a predetermined standard, and determines the evaluation level as a second level, which is higher than the first level, if the value of the evaluation item does not meet the predetermined standard. Furthermore, if the value of the evaluation item needs to be investigated in detail by on-site inspection or government investigation, the distinction determination unit 108 does not determine the value as a first or second level, but determines the level as undetermined. The specific evaluation item values ​​and standards used by the distinction determination unit 108 will be described later.

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

[0036] When the distinction determination unit 108 determines that the level is undetermined, the distinction result correction unit 110 displays items that require investigation and prompts the user to input the investigation results, thereby correcting the distinction result.

[0037] The map information database 121 is a database for displaying map information managed by so-called GIS. The map layer information database 122 holds attribute information for each area, such as use zones, urban planning areas, landslide warning areas (yellow zones), landslide special warning areas (red zones), and hazard maps, set on the maps held by the map information database, as layers. The road price information database 123 holds arrow line information at the same scale for roads on which road prices are set on the maps held by the map information database, and the road prices corresponding to the arrow lines. The price information database 124 holds information on the road prices set on the maps held by the map information database, such as use zones, urban planning areas, landslide warning areas (yellow zones), special landslide warning areas (red zones), and hazard maps, set on the maps held by the map information database. The system stores the official prices, standard land prices, and sales examples (prices at which properties have been sold in the past) set for points on the map owned by the company.

[0038] <Configuration of real estate evaluation device> 3 is a functional block diagram of the real estate appraisal device 20. The real estate appraisal device 20 has a target land overview input unit 201, a property search unit 202, a map / road land value display unit 203, a front road land value selection unit 204, a shape designation unit 205, a target land polygon display unit 206, and an adjacent road designation unit 207. The real estate appraisal device 20 also has a preprocessing result acquisition unit 208, a standard land price calculation unit 209, a disparity rate calculation unit 210, a target land price calculation unit 211, a map information database 221, a map layer information database 222, a road land value information database 223, and a price information database 224.

[0039] In the real estate appraisal device 20, the components of the acquisition unit 200 (target land overview input unit 201, property search unit 202, map and land value display unit 203, front road value selection unit 204, shape designation unit 205, target land polygon display unit 206, and approaching road designation unit 207) have the same functions as the components of the acquisition unit 100 in the preprocessing device 10 described above (target land overview input unit 101, property search unit 102, map and land value display unit 103, front road value selection unit 104, shape designation unit 105, target land polygon display unit 106, and approaching road designation unit 107). Also, in the real estate appraisal device 20, the map information database 221, map layer information database 222, land value information database 223, and price information database 224 have the same functions as the map information database 121, map layer information database 122, land value information database 123, and price information database 124 in the preprocessing device 10. Therefore, the description of each unit of the acquisition unit 200 and each database 221 to 224 will be omitted.

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

[0041] The standard plot price calculation unit 209 sets the price of a standard plot based on the data in the price information database 224. A standard plot is, for example, an area of ​​150 square meters, a width of 150 square meters, a depth of 150 square meters, and a height of 150 square meters. The land may be a rectangle with a ratio of 1:1.5, one-way road with a frontage road on the east side, or the land used for evaluation. The plot conditions of publicly announced land and standard land may be used as the standard plot.

[0042] The standard plot price calculation unit 209 converts the price of land in actual sales cases into the price of a standard plot. Then, the standard plot price calculation unit 209 calculates the price of a standard plot (corresponding to the specified standard plot of the present invention) near the target plot from the sales cases (already converted to the price of the standard plot). If there are no sales cases near the target plot, an interpolation calculation can be performed from sales cases of neighboring lands. Also, instead of actual sales cases, publicly announced plots or standard plots may be used.

[0043] The disparity rate calculation unit 210 determines which of a plurality of ground conditions (details of the conditions will be described later) stored in the storage unit the shape of the polygon designated by the shape designation unit 205 or the shape of the polygon (shape of the target area) acquired from the preprocessing device 10 by the preprocessing result acquisition unit 208 falls under. The disparity rate calculation unit 210 also calculates a disparity rate based on the ground condition into which the polygon is classified.

[0044] The target land price calculation unit 211 multiplies the price of the standard plot by the disparity rate to calculate the price of the target land as an evaluation result.

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

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

[0047] The appraisal request presentation unit 302 displays the real estate information acquired from the preprocessing device 10 on a display device and presents it to the expert appraiser. The appraisal request presentation unit 302 may also present the results of the preprocessing to the expert appraiser by printing them out on a printer, or may output them as data.

[0048] When an experienced appraiser receives a request to appraise real estate, he or she will conduct the necessary investigations, etc. based on the information about the property provided and appraise the property.

[0049] The appraisal request acquisition unit 301 and the appraisal request presentation unit 302 may be specialized for acquiring and presenting appraisal requests, or may be general-purpose devices such as an email client or web browser for acquiring and presenting information. For example, if the preprocessing device 10 sends an appraisal request to the expert terminal 30 via email, the expert terminal 30 may receive the appraisal request via email and display it on a display device. Alternatively, if the preprocessing device 10 is a web server that provides a web page containing real estate information as an appraisal request, the expert terminal 30 may periodically access the preprocessing device 10 via a web browser, acquire the appraisal request web page, and display it on a display device. In this case, the expert terminal 30 may be a personal computer or smartphone equipped with an email client or web browser.

[0050] Furthermore, the expert terminal 30 may be configured to include an appraisal request acquisition unit 301 and an appraisal request presentation unit 302 instead of the preprocessing result acquisition unit 208 of the real estate appraisal device 20, as well as the other units 201-211, 221-224. In this case, for example, the shape of the target land and the values ​​of the evaluation items acquired by the appraisal request acquisition unit 301 are used as default values ​​when the disparity rate calculation unit 210 calculates the disparity rate, and the expert appraiser changes the values ​​from the default values ​​based on their research and experience, and then the disparity rate calculation unit 210 calculates the disparity rate. The target land price calculation unit 211 then multiplies the price of a standard plot of land by this disparity rate to calculate the price of the target land as the appraisal result. This allows for an appraisal to be performed using the real estate information obtained from the preprocessing device 10 while reflecting the expert appraiser's knowledge.

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

[0052] The memory 413 includes a main storage device and an auxiliary storage device. The main storage device is used as a working area for the processor 412, a storage area for temporarily storing information processed by the processor 412, and a buffer area for communication data. The main storage device is a storage medium for the processor 412 to cache programs and data and to expand the working area. The main storage device includes, for example, RAM (Random Access Memory), ROM (Read Only Memory), and flash memory. The auxiliary storage device stores programs executed by the processor 412, Auxiliary storage devices are storage media that store data used in information processing, operational setting information, etc. Examples of auxiliary storage devices include hard disk drives (HDDs), solid state drives (SSDs), erasable programmable read-only memory (EPROMs), flash memory, USB memory, and memory cards. is.

[0053] The input / output IF 414 is an interface that inputs and outputs data to and from devices connected to the computer 400. The input / output IF 104 inputs and outputs data to and from devices such as an operation unit such as a mouse or keyboard, a camera, a scanner, a speaker, a display device, etc. The input / output IF 414 also inputs and outputs data to and from devices such as a disk drive that reads data from a storage medium such as a CD or DVD, a card reader / writer, an amplifier, a display, a speaker, etc. The operation unit is an input unit, such as an input button, a dial, or a touch panel, that inputs information to the computer 400 through user operation. The speaker and display unit are output units that output information to the user.

[0054] The communication IF 415 is an interface (communication module) that communicates with other devices via a communication line, and is also called a CCU (Communication Control Unit). Wireless communication methods such as E (Long Term Evolution), WiFi, and Bluetooth (registered trademark) It should be noted that the computer 400 shown in Fig. 6 may have a plurality of components, or some components may not be provided.

[0055] In the preprocessing device 10, the processor 412 executes an application program (preprocessing program) to function as various processing units, such as a target land outline input unit 101, a property search unit 102, a map and road value display unit 103, a front road value selection unit 104, a shape designation unit 105, a target land polygon display unit 106, an adjacent road designation unit 107, a distinction determination unit 108, a distinction result output unit 109, and a distinction result correction unit 110. In the real estate appraisal device 20, the processor 412 has a target land outline input unit 201, a property search unit 202, a map and road value display unit 203, a front road value selection unit 204, a shape designation unit 205, a target land polygon display unit 206, and an adjacent road designation unit 207. In addition, the real estate appraisal device 20 functions as various processing units, such as a preprocessing result acquisition unit 208, a standard land price calculation unit 209, a disparity rate calculation unit 210, and a target land price calculation unit 211. One processor 412 or one core of the processor 412 can be used as multiple processing units. For example, the processor 412 functions as multiple processing units using techniques such as multithreading or multitasking. In addition, some or all of the multiple processing units may be formed by hardware such as dedicated large-scale integration (LSI) devices such as DSPs (Digital Signal Processors), ASICs (Application Specific Integrated Circuits), and FPGAs (Field-Programmable Gate Arrays), logic circuits, and other digital circuits. At least a part of each of the processing sections may include an analog circuit.

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

[0057] The target location information display frame 71 has an input field 72 in which information about the target location, such as the location, lot number, and area of ​​the target location, is input. When the user inputs the location of the target location, such as the lot number or address (address), into the input field 72 and selects the search button 73, the preprocessing device 10 acquires the corresponding map information from the map information database 121 and displays it in the map display field 74. It should be noted that instead of inputting location information that can individually identify the target location, the user selects the area where the target location is located from a list of prefectures and municipalities, displays a map including the target location, and selects the target location with a pointing device. The preprocessing device 10 then inputs the location information of this selected land. It may be acquired from the map information database 121. Furthermore, the preprocessing device 10 acquires information indicating road price information on the displayed map from the road price information database 123, and displays it superimposed on the map as shown in FIG.

[0058] In Figure 6, roadside land price information is shown by roadside land prices on the map and arrows indicating the range of roadside land price application. This arrow information is created in advance corresponding to the road sections for which roadside land prices are set at the same scale as the map, and is stored in the database in association with the map. In addition, roadside land prices are stored in the database in association with each arrow.

[0059] In the example of Figure 6, the road value "1940D" is displayed on the road facing the target lot 75. Here, the road value 1940D indicates the price per unit area of ​​1940 (unit: 1,000 yen) and the leasehold ratio D. In the case of inheritance tax road values, the leasehold ratios are set as follows: A 90%, B 80%, C 70%, D 60%, E 50%, F 40%, G 30%.

[0060] The user selects the road (arrow indicating the road value) facing the target land via the operation unit of the preprocessing device 10. Here, the operation unit is a pointing device such as a mouse, a keyboard, etc. In addition, if the target land faces only one road as in the example of Figure 6, the preprocessing device 10 may select this road value. If the target land is a corner lot or the like and faces multiple roads, the user selects the road value to apply from among multiple road values.

[0061] When an arrow indicating the land value is selected, the preprocessing device 10 displays a polygon display frame 76. The polygon display frame 76 displays a polygon (e.g., a rectangle) 77 whose one side is a straight line having substantially the same inclination as the selected arrow, i.e., the inclination of the front road of the target land. Alternatively, a polygon (e.g., a rectangle) 77 may be displayed by specifying the vertices of the shape of the target area using a mouse, a touch pen, or other pointing device, and a polygon display frame 76 may be displayed on one side of the polygon that has approximately the same inclination as the selected arrow line.

[0062] The user can change the shape of this polygon 77 by operating the operation unit. For example, the number of vertices can be increased or decreased, and the positions of the vertices can be manipulated. The user places the vertices of polygon 77 in line with the corners of the target area to create polygon display frame 76A, and then matches the shape of polygon 77 to the shape of the target area, thereby specifying the shape of the target area.

[0063] Then, as shown in the polygon display frame 76B, when the user specifies an edge 78 of the polygon (target land) 77 that is adjacent to a road adjacent to the polygon (target land) and a point 79 on the road boundary that is located on the opposite side of the edge 78 at the road adjacent to the polygon, the preprocessing device 10 calculates the distance LA between the edge 78 and the point 79 (the shortest distance in this example). Furthermore, the preprocessing device 10 converts this distance LA on the map to an actual distance based on the scale of the map, and determines this actual distance as the road width of the road adjacent to the polygon (target land). Similarly, the preprocessing device 10 converts the length of the edge 78 on the map to an actual length based on the scale of the map, and determines this actual length as the road frontage.

[0064] The preprocessing device 10 also acquires the road type of the road (adjacent road) adjacent to the side 78 from the map information database 121 and the map layer information database 122. For example, attribute information indicating the road type, such as a national road or a prefectural road, is acquired from the map information database 121. Furthermore, road type information is acquired from the map layer information database 122 from a layer that records information indicating the road type under the Building Standards Act. Furthermore, if the road type under the Building Standards Act is known, the road type information may be entered in the input field 72.

[0065] Furthermore, the user inputs summary information about the real estate in a summary input field 81. The summary information about the real estate includes, for example, the land area (land area) from the official records, the land use, the elevation difference within the target land, the presence or absence of buildings, the number of buildings, the year and month the building was built, the total floor area of ​​the building, the number of floors of the building, the structure of the building (wooden, light steel frame, steel frame, etc.), the type of building (reinforced concrete, reinforced concrete, steel reinforced concrete, etc.), and the use of the building (residence, apartment building, store, office, factory, warehouse, etc.).

[0066] <Determination conditions> Fig. 7 is a diagram showing an example of a data table showing road width judgment conditions. This data table stores evaluation levels corresponding to road width values ​​(unit: meters) for each road type. In Fig. 7, the evaluation levels as judgment results are expressed as "Good", "Poor", or "Poor", with "Good" indicating the first level, "Poor" indicating an undetermined level, and "Poor" indicating the second level.

[0067] In Figure 7, the road type "public roads, etc." includes public roads such as national highways, prefectural roads, and municipal roads that are recognized as road access roads under the Building Standards Act if they are 4m or wider (Article 42, Paragraph 1, Item 1), and roads located These are roads recognized as adjacent roads under the Building Standards Act, such as designated roads (Article 42, Paragraph 1, Item 5) and development roads (Article 42, Paragraph 1, Item 2), but excluding roads under Article 42, Paragraph 2. Specifically, if the road type is "public road, etc.", if the road width is 4m or more, it is determined to be Level 1, and if it is less than 4m, it is determined to be Level 2. Furthermore, because road widths obtained from map information may contain errors, if the road width is between the values ​​determined to be Level 1 or Level 2 (for example, 3.8m or more but less than 4.2m), it is determined to be Level Undetermined. Note that if an accurate value can be entered based on documents used in the building application, it is also possible to set the road width to either Level 1 if it is 4m or more, or Level 2 if it is less than 4m, and not to determine the level as Level Undetermined.

[0068] Furthermore, if the road type is a road as defined in Article 42, Paragraph 2 of the Building Standards Act, it is considered to have a width of 4m and is therefore determined to be Level 1 regardless of the actual value. Furthermore, if the road type cannot be obtained from map information, for example, if the road is depicted diagrammatically (e.g., drawn as a single line) and width information is unavailable, or if the width information differs from the width entered as summary information and may be inaccurate, the level is determined to be undetermined regardless of the actual value. Furthermore, if the road type is unknown, it is determined to be Level 2 regardless of the width value. Note that the width values ​​shown in Figure 7 are merely examples and may be changed depending on the accuracy of the values ​​obtainable from map information. Furthermore, if the target real estate is a special large-scale building, other values ​​may be used, such as Level 1 if the road width is 6m or more and Level 2 if it is less than 6m.

[0069] FIG. 8 is a diagram showing an example of a data table showing the determination conditions for frontage. This data table stores evaluation levels corresponding to frontage values ​​(unit: meters). In the example of FIG. 8, if the frontage is 2 m or more, it is determined to be the first level, if it is 1.8 m or more but less than 2.2 m, it is determined to be the undetermined level, and if it is less than 2 m, it is determined to be the second level. Note that if an accurate value can be input, it is also possible to set it so that if the frontage is 2 m or more, it is determined to be the first level, and if it is less than 2 m, it is determined to be the second level, and not determined to be the undetermined level.

[0070] FIG. 9 illustrates an example of a data table showing criteria for determining urban planning areas. This data table stores evaluation levels according to the urban planning area in which the target property is located. In the example of FIG. 9, if the target property is located within an urbanization area or a non-urbanization area, it is determined to be Level 1. If the target property is located within an urbanization control area, a quasi-urbanization area, or outside of an urbanization area, it is determined to be Level 2. Furthermore, because the area obtained from map information may contain errors, if the target property is located within an area (neighboring area) that is less than a predetermined distance from the boundary of an urbanization area or a non-urbanization area, it is determined to be Level Undetermined. In this case, for example, an urbanization area determined to be Level 1 means that the target property is located within an urbanization area but not in a neighboring area. Similarly, an urbanization control area determined to be Level 2 means that the target property is located within an urbanization control area but not in a neighboring area. Note that if the exact area can be input, it may be set so that the level is not determined as Level Undetermined, such as by assigning Level 1 to an urbanization area and Level 2 to an urbanization control area.

[0071] FIG. 10 shows an example of a data table showing evaluation criteria based on zoning, which is a classification based on actual use, regardless of whether the property is located in a city-planned area. This data table stores evaluation levels according to the zoning of the location where the target property is located. In the example of FIG. 10, if the target property is located in a general residential area or a farmhouse area, it is evaluated as Level 1, and if it is located in a high-intensity commercial area or an exclusively industrial area, it is evaluated as Level 2. Furthermore, because the zoning obtained from map information may contain errors, if the target property is located in an area (neighboring area) within a predetermined distance from the boundary between an area evaluated as Level 1 and an area evaluated as Level 2, it is evaluated as Level Undetermined. In this case, for example, a general residential area evaluated as Level 1 means that the target property is located in a general residential area but not in a neighboring area. Similarly, a high-intensity commercial area evaluated as Level 2 means that the target property is located in a high-intensity commercial area but not in a neighboring area. Note that if the accurate zoning can be input, it may be set so that the level is not evaluated as Level Undetermined, such as by assigning Level 1 to a general residential area and Level 2 to a high-intensity commercial area.

[0072] FIG. 11 is a diagram illustrating an example of a data table showing criteria for determining a disaster area. This data table stores assessment levels according to the disaster alert level for the area where the target property is located. In the example of FIG. 11, if the target property is located within a restricted area, a dangerous area, or outside the disaster area, it is assessed as Level 1, and if it is located within a special restricted area, it is assessed as Level 2. Furthermore, because the disaster area obtained from map information may contain errors, if the target property is located within an area (neighboring area) that is less than a predetermined distance from the boundary between an area assessed as Level 1 and an area assessed as Level 2, the level is assessed as undetermined. In this case, for example, a restricted area assessed as Level 1 means that the target property is located within the restricted area but not in a neighboring area. Similarly, a special restricted area assessed as Level 2 means that the target property is located within the special restricted area but not in a neighboring area. Note that if the exact disaster area can be input, it may be set so that the level is not assessed as undetermined, such as by assigning Level 1 to a restricted area and Level 2 to a special restricted area.

[0073] FIG. 12 is a diagram showing an example of a data table showing the conditions for determining whether or not a building is built on a target site. This data table stores evaluation levels according to the number of buildings. If there are buildings, the evaluation level may be set according to the number of buildings. Note that if the site is planned to be vacant, it may be considered that there are no buildings. In the example of FIG. 12, if there are no buildings or if there are five or fewer buildings, it is determined to be level one, and if there are more than five buildings, it is determined to be level two.

[0074] FIG. 13 is a diagram showing an example of a data table showing judgment conditions for building use. This data table stores evaluation levels according to the building use. In the example of FIG. 13, if the building use is general use, it is judged to be level 1, and if it is mixed use or special use, it is judged to be level 2. Note that general use is, for example, a residence or a non-special use store, and special use is, for example, a hotel, hospital, or factory. Mixed use is when a building on the target site is used for multiple purposes. Note that if there is a building on the target site but there is no information on the building's use, it may be judged to be level undetermined.

[0075] FIG. 14 is a diagram showing an example of a data table showing judgment conditions for the difference in elevation from the front road. This data table stores evaluation levels according to the difference in elevation. In the example of FIG. 14, if the difference in elevation is less than 3.0 m, it is judged to be the first level, and if it is 3.0 m or more, it is judged to be the second level. Furthermore, if information on the difference in elevation has not been acquired, it may be judged to be the level undetermined. Furthermore, the difference in elevation is not limited to the difference in elevation from the front road, and the difference in elevation within the site or with adjacent land may also be used as a judgment condition.

[0076] FIG. 15 is a diagram showing an example of a data table showing the determination conditions for the floor area ratio. The data table in Fig. 15 stores evaluation levels according to the degree to which the floor area ratio exceeds the standard value. In the example of Fig. 15, if there is no exceedance, it is judged as level 1, if there is an exceedance of less than 10% or if floor area ratio information cannot be obtained, it is judged as level undetermined, and if there is an exceedance of 10% or more, it is judged as level 2.

[0077] FIG. 16 is a diagram showing an example of a data table showing the provisional price determination conditions. This data table stores an evaluation level corresponding to the provisional price of the target property for each zoning to which the target property belongs. The method of calculating the provisional price will be described later. In the example of FIG. 16, if the zoning of the target property is a general residential or farmhouse area, the provisional price is determined to be Level 1 if it is less than 300 million yen, and Level 2 if it is 300 million yen or more. Also, if the zoning of the target property is a normal commercial area, a high-commercial area, an industrial area, or an exclusively industrial area (hereinafter, these are also referred to as commercial and industrial areas), the provisional price may be determined to be Level 1 if it is less than 500 million yen, and Level 2 if it is 500 million yen or more.

[0078] FIG. 17 is a diagram showing an example of a data table showing the judgment conditions for the shape of the target land. This data table stores the degree of irregularity, which is the degree to which the shape of the target land differs from a rectangle, and stores evaluation levels according to the degree of irregularity and whether the land is narrow or not. The data table of FIG. 17 also stores the disparity rate and the degree of irregularity in association with each other. In the example of FIG. 17, if the land is regular, slightly irregular, or irregular, it is judged to be at the first level; if it is very irregular, it is judged to be at an undetermined level; and if it is narrow, it is judged to be at the second level. Note that a narrow land is judged to be a narrow land when the area of ​​the largest rectangle D0 is less than a predetermined value (for example, 50m), regardless of the disparity rate. 2 ) or less.

[0079] The above criteria may be set so that the evaluation level for a given evaluation item varies depending on the value of another evaluation item. For example, the road width condition in Figure 7 has multiple conditions that vary depending on the road type. Furthermore, if the urban planning zone is residential (general residential area / farm residential area), the estimated floor area ratio calculated from the shape of the target land (polygon) specified by the user and the total floor area of ​​the building entered as summary information is compared with the value obtained by multiplying the road width by 0.4, and the lower value is determined as the standard floor area ratio. Furthermore, the actual floor area ratio is determined by dividing the total floor area by the land area entered as summary information. The standard floor area ratio and the actual floor area ratio are compared. If the actual floor area ratio is less than or equal to the standard floor area ratio, the first level is determined; if the actual floor area ratio is greater than the standard floor area ratio, the second level is determined; however, if the difference between the actual floor area ratio and the standard floor area ratio is within ±10%, the level may be undetermined.

[0080] <Calculation of provisional price> The distinction determination unit 108 of the pre-processing device 10 calculates the provisional price based on the information acquired by the acquisition unit 100 in order to distinguish the evaluation level according to the provisional price as shown in FIG.

[0081] The distinction determination unit 108 calculates the provisional price, for example, by multiplying the roadside land price by the area of ​​the target land. Alternatively, the provisional price may be calculated by determining a disparity rate based on the shape of the target land and multiplying the disparity rate and the roadside land price by the area of ​​the target land. Note that instead of the roadside land price, the provisional price may be calculated by multiplying the official price, standard land price, or past sales price (hereinafter also referred to as market price) by the ratio of the official price etc. to the front roadside land price of the target land, and the disparity rate and the area of ​​the target land.

[0082] 18 is an explanatory diagram of a method for calculating the disparity rate from the ratio between the largest internal rectangle and the remaining land. When the shape of the target land 75 is specified as a polygon having vertices ABCD, the distinction determination unit 108 divides the polygon into rectangular sections and places the rectangle (hereinafter also referred to as the largest internal rectangle) D0 so that its area is maximized. While the rectangular section is suitable for use such as building a building, the other section (also referred to as the remaining land) is difficult to use and is therefore subject to depreciation.

[0083] Furthermore, when comparing the remaining land D1 adjacent to the road 83 (hereinafter referred to as the front remaining land) with the remaining land D2 not adjacent to the road (hereinafter referred to as the rear remaining land), the rear remaining land D2 is less usable, so the value of the rear remaining land D2 may be set lower than the value of the front remaining land D1. For example, the value of the rectangle D0 is set to 100%, the value of the front remaining land D1 is set to 90%, and the value of the rear remaining land D2 is set to 70%.

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

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

[0086] 19 is an explanatory diagram of a method for calculating the disparity rate from the shaded area ratio, and FIG. 20 is a diagram showing an example of a data table storing disparity rates relative to the shaded area ratio. When the shape of target land 75 is specified, distinction determination unit 108 sets a rectangular or square plot of land (assumed shaped land) 84 that encloses the entire area of ​​target land 75 with the minimum area, using the straight line on the boundary between target land 75 and front road 83 as one side. Furthermore, distinction determination unit 108 calculates area SD of the assumed shaped land, subtracts area SO of target land 75 from this area SD to calculate area SE of shaded area 85, and divides this by area SD to calculate shadow area ratio RN as shown in Equation 3.

[0087] RN=SE / SD =(SD-S0) / SD Equation 3 Then, the distinction determination unit 108 refers to the land area classification table and the irregular land correction rate table to determine the disparity rate for the shaded area ratio RN. In the example of Fig. 20, when the shaded area ratio is 0 or more and less than 0.10, the disparity rate is 0 (no depreciation), when the shaded area ratio is 0.10 or more and less than 0.25, the disparity rate is -2% to -7%, when the shaded area ratio is 0.25 or more and less than 0.50, the disparity rate is -8% to -20%, and when the shaded area ratio is 0.50 or more, the disparity rate is -21% or more.

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

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

[0090] Figure 20(B) is a data table storing district classifications and land area classifications in correspondence with each other for each area (land area). Figure 20(C) is a data table storing land area classifications in correspondence with each other for each area (land area). The distinction determination unit 108 can find the land area classification corresponding to the district classification and area of ​​the target land from the data table of Figure 20(B), and can find the disparity rate corresponding to this land area classification and shaded area ratio from the data table of Figure 20(C).

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

[0092] In step S10, the preprocessing device 10 displays a GUI such as that shown in Figure 6, and when the user inputs information indicating the location of the target real estate (target location information) into the GUI and selects search, map information of the location where the real estate to be evaluated is located is obtained from the map information database 121 based on the input target location information.

[0093] In step S20, the preprocessing device 10 displays the map information acquired in step S10 on the display device, and also acquires roadside land price information corresponding to the map from the roadside land price information database 123 and displays the roadside land price information superimposed on the map. In this way, the preprocessing device 10 prompts the user to select a roadside land price. Based on the user's operation, the preprocessing device 10 detects and displays the roadside land price selected by the user.

[0094] In step S30, the preprocessing device 10 detects a user's operation to specify the shape of the land to be evaluated (target land). The preprocessing device 10 also displays a polygon of the shape specified by the shape specifying unit 105 on the map.

[0095] In step S40, the preprocessing device 10 detects the designation of the adjacent road to the target location in response to the user's operation, and in step S50, the preprocessing device 10 calculates the width of the adjacent road designated by the user.

[0096] In step S60, the pre-processing device 10 receives, through user operation, input of general information about the real estate, such as the land area, land use, elevation difference within the target land, presence or absence of buildings, number of buildings, year of construction of the building, total floor area of ​​the building, number of floors of the building, building structure, and building use.

[0097] In step S70, the preprocessing device 10 determines the evaluation level that corresponds to the information (values ​​of the evaluation items) input in steps S10 to S60 in light of the above-mentioned determination conditions. For example, if the adjacent road is a municipal road and its width is 4 m, it corresponds to the first level (◯), and if it is less than 4 m, it corresponds to the second level (×). However, in cases like this where the road is near the boundary of the determination, taking into account the error, it is not determined as either the first or second level, but is determined as the level undetermined (△).

[0098] In step S80, the preprocessing device 10 determines whether there is any item whose level has been determined to be undetermined in step S70.

[0099] If the determination in step S80 is affirmative, the preprocessing device 10 proceeds to step S90, where it generates a message indicating that additional investigation is necessary and an investigation result including at least items for which the level has not been determined, and displays or prints out the results to urge the user to investigate these items. Figure 22 shows an example of a display when the road type and road width are determined to be at the level of not yet determined, and additional investigation is required.

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

[0101] If the determination in step S100 is affirmative, the preprocessing device 10 proceeds to step S110, generates a message indicating that all items are at the first level, and the determination results for each item, and outputs the message by displaying or printing, etc., so that evaluation by the real estate evaluation device 20 is possible. Fig. 23 shows an example of a display when all items are determined to be at the first level.

[0102] In step S120, the preprocessing device 10 transmits the values ​​of the evaluation items, such as the information input in steps S10 to S60 and the disparity rate calculated based on this information, to the real estate appraisal device 20. This allows the real estate appraisal device 20 to perform an appraisal using the values ​​of the evaluation items used in the preprocessing. Note that the preprocessing device 10 of this embodiment is not limited to a configuration in which the values ​​of the evaluation items are transmitted to the real estate appraisal device 20, and may be configured to omit step S120 and display the assessment result.

[0103] On the other hand, if the determination in step S100 is negative, the preprocessing device 10 proceeds to step S130, generates a message indicating that the property is classified as level two and an assessment result including at least the items classified as level two, and outputs the result by displaying or printing it, while notifying the expert terminal 30 of the assessment result. FIG. 24 shows an example of a display when the zoning is classified as level two and an appraisal request is required. Note that the preprocessing device 10 may be configured to notify the expert terminal 30 directly of the assessment of level two, but to display the result on a display device of the preprocessing device 10 or to notify the real estate appraisal device 20, thereby prompting the user, etc., to request a real estate appraisal from an expert or the expert terminal 30. Furthermore, the preprocessing device 10 may be configured not only to notify the expert terminal 30 of the assessment result, but also to export the values ​​of the evaluation items as electronic data that can be imported into the expert terminal 30.

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

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

[0106] In step S75, the preprocessing device 10 determines the evaluation level for the information (values ​​of the evaluation items) corrected in step S65 in light of the above-mentioned judgment conditions. Note that the values ​​corrected in step 65 are those after additional investigation and do not need to be considered for error, so for example, if the adjacent road is a municipal road and its width is 4 m, it is determined to be at the first level rather than being left as undetermined.

[0107] In step S85, the preprocessing device 10 determines whether there are any items whose levels have not been determined and which have not been corrected in step S65.

[0108] If the judgment in step S85 is positive, the preprocessing device 10 proceeds to step S90, generates a message indicating that further investigation is necessary and an judgment result including at least items whose level has not been determined, and displays or prints the output, thereby urging the user to investigate these items.

[0109] On the other hand, if the determination in step S85 is negative, the preprocessing device 10 proceeds to step S100, where it determines whether the determination results in step S75 are all at the first level. Note that the processing from step S100 onwards is the same as the processing described above, and therefore will not be described again.

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

[0111] In step S210, the real estate appraisal device 20 displays a GUI as shown in FIG.

[0112] In step S220, the real estate appraisal device 20 calculates the disparity rate based on the values ​​of the appraisal items acquired from the preprocessing device 10. The disparity rate calculated in step S220 is the same as that calculated by the preprocessing device 10 when calculating the provisional price, but the disparity rate may be calculated in more detail based on more information than the preprocessing device 10. Note that the method for calculating the disparity rate can use the technology described in Japanese Patent No. 4260827 or other known technology, and therefore a detailed explanation will be omitted.

[0113] In step S230, the real estate appraisal device 20 calculates the price of the target real estate by multiplying the area of ​​the target land by the disparity rate and the roadside land price. Note that the market price may be used instead of the roadside land price, and the price may be calculated by multiplying the market price, the disparity rate, and the area of ​​the target land.

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

[0115] <Effects of the embodiment> As described above, the preprocessing device of this embodiment can determine the level required for real estate appraisal. In other words, it can determine whether an unskilled person can properly appraise a property using the real estate appraisal device 20, or whether the appraisal should be entrusted to an expert. This reduces the burden on the expert, and allows the appraisal work to be shared efficiently between the unskilled and the expert.

[0116] <Modification> In the example of Fig. 1, the preprocessing device 10 and the real estate appraisal device 20 are configured as separate devices, but the preprocessing device 10 and the real estate appraisal device 20 may also be configured as an integrated device. Fig. 27 is a diagram showing the configuration of a real estate appraisal device 20A including a preprocessing device 10A. In Fig. 27, the components 100-110 of the preprocessing device 10A and the components 200-224 of the real estate appraisal device 20A are the same as those in Fig. 2 or 3, so the same reference numerals are used and repeated explanations will be omitted.

[0117] Fig. 28 is a diagram showing the flow of the preprocessing method and real estate appraisal method executed by the real estate appraisal device 20 A. In Fig. 28, the processes having the same step numbers as Fig. 21 or Fig. 26 are the same processes as Fig. 21 or Fig. 26.

[0118] 28, if the determination in step S100 is affirmative, the real estate appraisal device 20A proceeds to step S110, where it displays a message indicating that all items are at the first level and the determination results for each item, and then proceeds to step S220. The real estate appraisal device 20A then calculates the disparity rate in step S220, as described above, calculates the price of the target real estate by multiplying the disparity rate and the roadside land value by the area of ​​the target land, or by other methods, in step S230, and displays and outputs the calculated price of the target real estate as the appraisal result in step S240. Thus, according to this modification, if the preprocessing results in all items being at the first level, the appraisal result for the target real estate can be obtained seamlessly without notifying other devices. [Explanation of symbols]

[0119] 1: Real estate appraisal system 10: Pre-treatment device 20: Real estate evaluation device 30: Expert terminal 100: Notification acquisition unit 101: Target area overview input section 102: Property Search Department 103: Roadside land price display section 104: Front road price selection section 105: Shape specification section 106: Target polygon display area 107: Surface road designation section 108: Discrimination judgment unit 109: Discrimination result output section 110: Distinction result correction section 121: Map information database 122: Map layer information database 123: Roadside Land Price Information Database 124: Price information database

Claims

1. A real estate price evaluation device that utilizes a database containing price information created in accordance with a map, and evaluates the price of the real estate based on an index value that is a ratio of inferior or superior value of the real estate based on evaluation items including at least one of (1) the shape of the real estate, (2) the condition of the road adjacent to the real estate, (3) the condition of the frontage of the real estate adjacent to the road, (4) the elevation difference of the real estate, (5) the condition of the urban planning of the area where the real estate is located, (6) the condition of the use of the area, and (7) the disaster alert level of the area, and the price of the location where the real estate is located on the map, an acquisition unit that acquires values ​​of evaluation items including the at least one; a determination unit that determines the evaluation level required for evaluating the real estate to be a first level when the values ​​of the evaluation items satisfy predetermined criteria for evaluating the price of the real estate, and determines the evaluation level to be a second level, which is higher than the first level, when the values ​​of the evaluation items do not satisfy the criteria; If the result of the determination is the first level, calculating the price of the real estate based on the index value and the price of the location, and outputting the calculation result; When the result of the determination is the second level, outputting one or more of the evaluation items that do not satisfy the predetermined standard as information that the predetermined standard is not satisfied; and and an evaluation unit that executes When the criterion is whether the real estate is located within an area having a predetermined attribute, the acquisition unit acquires location information of the real estate as the value of the evaluation item, and the determination unit determines the location of the real estate based on the location information and determines the evaluation level depending on whether the location is within the area. Real estate price evaluation device.

2. If the real estate is located within a predetermined distance from the boundary that defines the inside and outside of the area, the determination unit determines that the level is undetermined without determining that the level is either the first level or the second level, The real estate price evaluation device according to claim 1.

3. The determining unit calculates the index value relating to at least one of the shape, slope, and elevation difference of the real estate based on the values ​​of the evaluation items acquired by the acquiring unit, and determines the evaluation level based on the index value. The real estate price evaluation device according to claim 1 or 2.

4. The determination unit determines the floor area ratio of the real estate based on the values ​​of the evaluation items acquired by the acquisition unit, and determines the evaluation level depending on whether the floor area ratio exceeds a reference value. The real estate price evaluation device according to any one of claims 1 to 3.

5. The determination unit determines the evaluation level based on the values ​​of the evaluation items acquired by the acquisition unit, using one of the type of road in front of the real estate, the road width, or a combination thereof. The real estate price evaluation device according to any one of claims 1 to 4.

6. The determining unit determines the evaluation level according to the frontage of the real estate based on the values ​​of the evaluation items acquired by the acquiring unit. The real estate price evaluation device according to any one of claims 1 to 5.

7. The determination unit determines the evaluation level based on the number of buildings of the real estate, based on the values ​​of the evaluation items acquired by the acquisition unit. The real estate price evaluation device according to any one of claims 1 to 6.

8. The determination unit determines the evaluation level according to the use of the building of the real estate based on the values ​​of the evaluation items acquired by the acquisition unit. The real estate price evaluation device according to any one of claims 1 to 7.

9. A real estate price evaluation method that utilizes a database containing price information created in accordance with a map, and evaluates the price of the real estate based on an index value that is a ratio of inferior or superior value of the real estate based on evaluation items including at least one of (1) the shape of the real estate, (2) the condition of the road adjacent to the real estate, (3) the condition of the frontage of the real estate adjacent to the road, (4) the elevation difference of the real estate, (5) the condition of the urban planning of the area where the real estate is located, (6) the condition of the use of the area, and (7) the disaster alert level of the area, and the price of the location where the real estate is located on the map, obtaining values ​​of evaluation items including at least one of the evaluation items; a step of determining the evaluation level required for evaluating the real estate to be a first level if the value of the evaluation item satisfies predetermined criteria for evaluating the price of the real estate, determining the evaluation level to be a second level higher than the first level if the value of the evaluation item does not satisfy the criteria, and obtaining location information of the real estate as the value of the evaluation item if the criteria is that the real estate is or is not located within an area in which predetermined attributes are defined, determining the location where the real estate is located based on the location information, and determining the evaluation level depending on whether the location is within the area; If the result of the determination is the first level, calculating the price of the real estate based on the index value and the price of the location, and outputting the calculation result; When the result of the determination is the second level, outputting one or more of the evaluation items that do not satisfy the predetermined standard as information that the predetermined standard is not satisfied; A real estate price evaluation method in which the above is executed by at least one computer.

10. If the real estate is located within a predetermined distance from the boundary that defines the inside and outside of the area, the computer does not determine the level to be either the first level or the second level, but determines the level to be undetermined; The real estate price evaluation method according to claim 9.

11. A program for causing at least one computer to execute an evaluation of the price of a real estate property based on an index value, which is a ratio of inferior or superior value of the real estate property based on evaluation items including at least one of the following: (1) the shape of the real estate property; (2) the condition of the road adjacent to the real estate property; (3) the condition of the frontage of the real estate property adjacent to the road; (4) the elevation difference of the real estate property; (5) the condition of the urban planning of the area where the real estate property is located; (6) the condition of the use of the area; and (7) the disaster alert level of the area; and the price of the location where the real estate property is located on the map, obtaining values ​​of evaluation items including at least one of the evaluation items; a step of determining the evaluation level required for evaluating the real estate to be a first level if the value of the evaluation item satisfies predetermined criteria for evaluating the price of the real estate, determining the evaluation level to be a second level higher than the first level if the value of the evaluation item does not satisfy the criteria, and obtaining location information of the real estate as the value of the evaluation item if the criteria is that the real estate is or is not located within an area in which predetermined attributes are defined, determining the location where the real estate is located based on the location information, and determining the evaluation level depending on whether the location is within the area; If the result of the determination is the first level, calculating the price of the real estate based on the index value and the price of the location, and outputting the calculation result; When the result of the determination is the second level, outputting one or more of the evaluation items that do not satisfy the predetermined standard as information that the predetermined standard is not satisfied; A program for causing the at least one computer to execute the above.

12. If the real estate is located within a predetermined distance from the boundary that defines the inside and outside of the area, The computer determines that the level is undetermined without determining that the level is either the first level or the second level. The program according to claim 11 for

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