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

Abstract

A real estate evaluation device (100) evaluates the real estate (31) to be evaluated. A range acquisition unit (110) acquires a range (51) of interest including the location of the real estate (31) to be evaluated, on the basis of a real estate database (200). An image analysis unit (120) acquires a remote sensing image (521) having the range (51) of interest as an observation range. The image analysis unit (120) extracts, as real estate evaluation information (53) of the real estate (31) to be evaluated, at least two or more pieces of combinatorial information of various data of real estate status information and real estate surrounding information.

Description

[Technical Field]

[0001] The present disclosure relates to a real estate appraisal device, a real estate appraisal method, and a real estate appraisal program. [Background technology]

[0002] There is a process of assessing the condition or value of real estate collateral from the perspectives of its physical condition, legal issues, and appraised value. Traditionally, this has been accomplished by an appraiser visually inspecting the collateral. However, visual inspections by appraisers are limited in terms of the time and scope of the work.

[0003] Patent Document 1 discloses an evaluation device that uses SAR satellite data to analyze the earth's surface and extract information on the slope of the property to calculate an evaluation value related to the asset value of the property. SAR is an abbreviation for Synthetic Aperture Radar. [Prior art documents] [Patent documents]

[0004] [Patent Document 1] International Publication No. 2023 / 126989 Summary of the Invention [Problem to be solved by the invention]

[0005] The technology of Patent Document 1 evaluates the condition of the target real estate from a limited perspective, namely, slope. On the other hand, in actual on-site surveys for real estate appraisal, many more items are evaluated. In order to solve the issues of constraints on work time and scope in on-site surveys for real estate appraisal, it is necessary to shorten the on-site survey by comprehensively replacing these evaluation items.

[0006] In this disclosure, remote sensing images are used to replace the process of extracting real estate evaluation information, which is an evaluation item for a target property. This aims to reduce the need for on-site surveys, improve efficiency in terms of work time and costs, and reduce restrictions on work time and scope. [Means for solving the problem]

[0007] The real estate appraisal device according to the present disclosure includes: a range acquisition unit that acquires a target range including the location of the target real estate based on evaluation target information that stores information about the target real estate, which is a real estate to be evaluated; an image analysis unit that acquires a remote sensing image having an observation range that includes the target range, and performs image analysis on the remote sensing image to extract real estate evaluation information that is information used to evaluate the target real estate, the real estate evaluation information including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate; Equipped with. [Effects of the Invention]

[0008] The real estate appraisal device according to the present disclosure uses remote sensing images to replace the process of extracting real estate appraisal information, which is an evaluation item for a target property. Therefore, the real estate appraisal device according to the present disclosure can shorten the need for on-site surveys, improve the efficiency of work time and costs, and reduce restrictions on work time and scope. [Brief explanation of the drawings]

[0009] [Figure 1] 1 is a diagram showing an example of the configuration of a real estate appraisal device according to a first embodiment. [Figure 2] 3 is a flowchart showing an example of a real estate appraisal process, which is the operation of the real estate appraisal device according to the first embodiment. [Figure 3] FIG. 3 is a diagram showing a list of various data of real estate evaluation information according to the first embodiment. [Figure 4]FIG. 2 is a diagram illustrating evaluation indexes for adjacent land boundaries included in the real estate evaluation information according to the first embodiment. [Figure 5] FIG. 2 is a diagram illustrating evaluation indexes for road access and frontage included in real estate evaluation information according to the first embodiment. [Figure 6] FIG. 2 is a diagram illustrating evaluation indexes for the degree of land shaping and the slope of land included in the real estate evaluation information according to the first embodiment. [Figure 7] 4 is a flowchart showing an example of an update process performed by an update unit according to the first embodiment. [Figure 8] FIG. 3 is a diagram showing the priority order at the time of revaluation in the real estate appraisal device according to the first embodiment. [Figure 9] FIG. 10 is a diagram showing an example of the configuration of a real estate appraisal device according to a fourth modification of the first embodiment. [Figure 10] FIG. 10 is a diagram showing an example of the configuration of a real estate appraisal device according to a fifth modification of the first embodiment. [Figure 11] FIG. 10 is a diagram showing an example of the configuration of a real estate appraisal device according to a second embodiment. [Figure 12] FIG. 10 is a flowchart showing an example of a real estate appraisal process, which is the operation of the real estate appraisal device according to the second embodiment. [Figure 13] FIG. 10 is a diagram showing an example of the configuration of a real estate appraisal device according to a modified example of the second embodiment. DETAILED DESCRIPTION OF THE INVENTION

[0010] The present embodiment will be described below with reference to the drawings. In each drawing, the same or corresponding parts are assigned the same reference numerals. In the description of the embodiment, the description of the same or corresponding parts will be omitted or simplified as appropriate. The arrows in the drawings mainly indicate the flow of data or the flow of processing.

[0011] Embodiment 1 ***Configuration Description*** FIG. 1 is a diagram showing an example of the configuration of a real estate appraisal device 100 according to this embodiment. The real estate appraisal device 100 is a computer. The real estate appraisal device 100 includes a processor 910, as well as other hardware such as a memory 921, an auxiliary storage device 922, an input interface 930, an output interface 940, and a communication device 950. The processor 910 is connected to the other hardware via signal lines and controls this other hardware.

[0012] The real estate appraisal device 100 comprises, as functional elements, a range acquisition unit 110, an image analysis unit 120, an appraisal unit 130, an update unit 140, and a storage unit 150. The storage unit 150 stores appraisal target information 50, a target range 51, a remote sensing image database 52, real estate appraisal information 53, an appraisal report 54, update information 55, and support information 56. The remote sensing image database 52 has a remote sensing image 521 registered therein.

[0013] The functions of the range acquisition unit 110, the image analysis unit 120, the evaluation unit 130, and the update unit 140 are realized by software. The storage unit 150 is provided in the memory 921. Note that the storage unit 150 may be provided in the auxiliary storage device 922, or may be provided separately in the memory 921 and the auxiliary storage device 922.

[0014] The processor 910 is a device that executes a real estate appraisal program. The real estate appraisal program is a program that realizes the functions of the range acquisition unit 110, the image analysis unit 120, the appraisal unit 130, and the update unit 140. The processor 910 is an IC that performs arithmetic processing. Specific examples of the processor 910 are a CPU, a DSP, and a GPU. IC is an abbreviation for Integrated Circuit. CPU is an abbreviation for Central Processing Unit. DSP is an abbreviation for Digital Signal Processor. GPU is an abbreviation for Graphics Processing Unit.

[0015] The memory 921 is a storage device that temporarily stores data. Specific examples of the memory 921 are SRAM and DRAM. SRAM is an abbreviation for Static Random Access Memory. DRAM is an abbreviation for Dynamic Random Access Memory. The auxiliary storage device 922 is a storage device that stores data. A specific example of the auxiliary storage device 922 is a HDD. The auxiliary storage device 922 may also be a portable storage medium such as an SD (registered trademark) memory card, CF, NAND flash, a flexible disk, an optical disk, a compact disk, a Blu-ray (registered trademark) disk, or a DVD. Note that HDD is an abbreviation for Hard Disk Drive. SD (registered trademark) is an abbreviation for Secure Digital. CF is an abbreviation for CompactFlash (registered trademark). DVD is an abbreviation for Digital Versatile Disk.

[0016] The input interface 930 is a port connected to an input device such as a mouse, keyboard, or touch panel. Specifically, the input interface 930 is a USB terminal. The input interface 930 may also be a port connected to a LAN. USB is an abbreviation for Universal Serial Bus. LAN is an abbreviation for Local Area Network. The input interface 930 may also be connected to the real estate database 200. Although one input interface 930 is shown in Fig. 1, multiple input interfaces 930 may be present.

[0017] The output interface 940 is a port to which a cable of an output device such as a display is connected. Specifically, the output interface 940 is a USB terminal or an HDMI (registered trademark) terminal. Specifically, the display is an LCD. The output interface 940 is also called a display interface. HDMI (registered trademark) is an abbreviation for High Definition Multimedia Interface. LCD is an abbreviation for Liquid Crystal Display. The output interface 940 may also be connected to the real estate database 200. Although one output interface 940 is shown in Fig. 1, multiple output interfaces 940 may be present.

[0018] The communication device 950 has a receiver and a transmitter. The communication device 950 is connected to a communication network such as a LAN, the Internet, a telephone line, or Wi-Fi (registered trademark). Specifically, the communication device 950 is a communication chip or a NIC. The communication device 950 may also function as a communication interface that acquires information from the real estate database 200 via a wired or wireless connection. NIC is an abbreviation for Network Interface Card.

[0019] The real estate appraisal program is executed in the real estate appraisal device 100. The real estate appraisal program is loaded into the processor 910 and executed by the processor 910. In addition to the real estate appraisal program, the OS is also stored in the memory 921. OS is an abbreviation for Operating System. The processor 910 executes the real estate appraisal program while executing the OS. The real estate appraisal program and the OS may be stored in the auxiliary storage device 922. The real estate appraisal program and the OS stored in the auxiliary storage device 922 are loaded into the memory 921 and executed by the processor 910. Note that part or all of the real estate appraisal program may be incorporated into the OS.

[0020] The real estate appraisal device 100 may be provided with multiple processors that replace the processor 910. These multiple processors share the task of executing the real estate appraisal program. Each processor is a device that executes the real estate appraisal program, just like the processor 910.

[0021] Data, information, signal values ​​and variable values ​​used, processed or output by the property valuation program are stored in memory 921 , secondary storage device 922 , or registers or cache memory within processor 910 .

[0022] The "unit" of each of the range acquisition unit 110, image analysis unit 120, evaluation unit 130, and update unit 140 may be read as a "circuit," "process," "procedure," "process," or "circuitry." The real estate appraisal program causes a computer to execute range acquisition processing, image analysis processing, evaluation processing, and update processing. The "processing" of the range acquisition processing, image analysis processing, evaluation processing, and update processing may be read as a "program," "program product," "computer-readable storage medium storing a program," or "computer-readable recording medium recording a program." Furthermore, the real estate appraisal method is a method performed by the real estate appraisal device 100 executing the real estate appraisal program. The real estate valuation program may be provided in a state stored in a computer-readable recording medium, or may be provided as a program product.

[0023] ***Explanation of Operation*** FIG. 2 is a flow diagram showing an example of a real estate appraisal process, which is the operation of the real estate appraisal device 100 according to this embodiment. FIG. 3 is a diagram showing a list of various data of the real estate evaluation information 53 according to this embodiment. The operation of the real estate appraisal device 100 according to this embodiment will be described with reference to Figures 2 and 3. The operating procedure of the real estate appraisal device 100 corresponds to a real estate appraisal method. Furthermore, the program that realizes the operation of the real estate appraisal device 100 corresponds to a real estate appraisal program.

[0024] <Range acquisition process: Step S101> In the range acquisition process, the range acquisition unit 110 acquires evaluation target information 50 that stores information about the target real estate 31, which is the real estate to be evaluated. Based on the evaluation target information 50, the range acquisition unit 110 acquires a target range 51 that includes the location of the target real estate 31.

[0025] For example, the range acquisition unit 110 acquires, via the input interface 930, the evaluation target information 50 that stores information about the target real estate 31 from the user. Alternatively, the range acquisition unit 110 may acquire location information of the target real estate 31 from the user via the input interface 930, and generate evaluation target information 50 containing information about the target real estate 31 by referring to the real estate database 200. The input interface 930 may acquire land address information of the target real estate 31 from the user, and obtain location information of the target real estate 31 corresponding to the land address information by referring to the real estate database 200. The range acquisition unit 110 may then generate the evaluation target information 50 in which information about the target real estate 31 is stored. The input interface 930 may, for example, allow the user to input land address information, and the land address information may be acquired by the user inputting the land address information, and the evaluation target information 50 in which information about the target real estate 31 is stored may be generated. The input interface 930 may also, for example, allow the user to input a target land address list containing multiple land addresses of the target real estate 31. In this way, land address information may be acquired by the user inputting the target land address list. The range acquisition unit 110 may then generate the evaluation target information 50 in which information about the target real estate 31 is stored.

[0026] Furthermore, the input interface 930 may acquire house number information of the target real estate 31 from the user, and obtain location information of the target real estate 31 corresponding to the house number information by referring to the real estate database 200. Then, the range acquisition unit 110 may generate evaluation target information 50 in which information related to the target real estate 31 is stored. The input interface 930 may, for example, allow the user to input house number information, and the house number information may be acquired by the user inputting the house number information. Then, the range acquisition unit 110 may generate evaluation target information 50 in which information related to the target real estate 31 is stored. The input interface 930 may also be configured to allow the user to input a target house number list containing multiple house numbers of the target real estate 31, and the user may input the target house number list to acquire house number information. The range acquisition unit 110 may then generate evaluation target information 50 that stores information related to the target real estate 31.

[0027] The evaluation target information 50 may be obtained by generating the evaluation target information 50 with reference to the real estate database 200 .

[0028] The real estate database 200 is a database in which information about real estate is registered. The real estate database 200 may consist of a single database. Alternatively, the real estate database 200 may consist of databases related to multiple real estate properties registered in various locations. The appraisal target information 50 is a database in which information about the target real estate 31 is registered. The real estate database 200 and the appraisal target information 50 are assumed to have common items related to real estate as information about real estate. Common items related to real estate in the information about real estate include, for example, the lot number, location information of the real estate including representative location coordinate information corresponding to the lot number, location, land, and building / house number. Common items related to real estate in the information about real estate include, for example, location information of the real estate including representative location coordinate information corresponding to the house number, condominium ownership, ownership name, whether or not a disposal restriction has been registered, and the relationship between the land and the building. Common items related to real estate in the information about real estate include, for example, the order of mortgages, whether or not a mortgage has been registered, and the details of any cancelled registrations. The evaluation target information 50 includes information about real estate, such as the lot number, location information of the real estate corresponding to the lot number, location, land, building / house number, location information of the real estate corresponding to the house number, condominium building, owner's name, whether or not a disposal restriction is registered, the relationship between the land and building, mortgage ranking, whether or not a mortgage is registered, and whether or not the registration has been cancelled. The evaluation target information 50 may also include information such as whether or not a building exists, the land area, the land shape, the building area, the building shape, the building height, the land boundary, the building boundary and exterior condition, road access, the boundary with the neighboring land, the frontage, the degree of land shaping, the slope of the land, the condition of the high-voltage lines, the condition of the power lines, the presence or absence of surrounding roads, the width of the surrounding roads, and the density of surrounding housing.

[0029] The range acquisition process will be specifically described. In step S101, the range acquisition unit 110 accepts the evaluation target information 50 input by the user via the input interface 930 and stores it in the storage unit 150. The range acquisition unit 110 acquires a target range 51 including the location of the target real estate 31 based on the evaluation target information 50 and stores it in the storage unit 150. Alternatively, the range acquisition unit 110 acquires location information of the target real estate 31 to be evaluated via the input interface 930. The range acquisition unit 110 acquires location information of one or more target real estate 31. The range acquisition unit 110 references the real estate database 200 via the communication device 950. Furthermore, the range acquisition unit 110 references the real estate database 200, and acquires a target range 51 that includes the location of the target real estate 31 based on the location information of the target real estate 31.

[0030] <Image analysis processing: Steps S102 and S103> In the image analysis process, the image analysis unit 120 acquires a remote sensing image having an observation range that includes the target range 51. The image analysis unit 120 performs image analysis on the acquired remote sensing image. The image analysis unit 120 analyzes the remote sensing image to extract real estate evaluation information 53, which is information used to evaluate the target real estate 31. The real estate evaluation information 53 includes road-related information 221 that indicates the positional relationship between the target real estate 31 and the roads surrounding the target real estate 31. The real estate appraisal information 53 also includes real estate condition information 21 that indicates the condition of the target real estate 31 itself, and real estate surrounding information 22 that indicates the conditions around the target real estate 31. The road-related information 221 described above is an example of the real estate surrounding information 22 that indicates the conditions around the target real estate 31. The real estate appraisal information 53 will be described in detail later.

[0031] The image analysis process will now be described in detail. In step S102, the image analysis unit 120 searches the remote sensing image database 52 to obtain a remote sensing image having an observation range that includes the target range 51. Remote sensing images such as SAR satellite data obtained by observing and photographing the earth's surface using a SAR satellite are registered in the remote sensing image database 52. Remote sensing images are also called satellite images.

[0032] The remote sensing image database 52 may be an external database of the real estate evaluation device 100. When the remote sensing image database 52 is an external database, the image analysis unit 120 refers to the remote sensing image database 52 via the communication device 950.

[0033] In this embodiment, a remote sensing image 521 is registered in a remote sensing image database 52. In another aspect, the image analysis unit 120 may transmit to the SAR satellite an observation request to observe an observation range including the target range 51. Then, the image analysis unit 120 may acquire a remote sensing image newly captured by the SAR satellite.

[0034] In step S103, the image analysis unit 120 performs image analysis on the remote sensing image to extract information including at least one of the various data items in the real estate condition information 21 and the real estate surrounding information 22 as the real estate appraisal information 53 of the target real estate 31. Alternatively, the image analysis unit 120 may perform image analysis on the remote sensing image to extract information that is a combination of at least two of the various data items in the real estate condition information 21 and the real estate surrounding information 22 as the real estate appraisal information 53 of the target real estate 31.

[0035] More specifically, the image analysis unit 120 extracts, for example, the following real estate evaluation information 53: The target real estate 31 is as follows: <1> Land only, <2> Building only, <3> There are three patterns for both land and buildings. The image analysis unit 120 determines whether the target real estate 31 is: <1> from <3> It is necessary to extract real estate evaluation information 53 for each corresponding pattern, taking into consideration which of the three patterns it corresponds to. For this reason, for example, the image analysis unit 120 extracts real estate appraisal information 53 that includes, as building information 2000, information on the presence or absence of buildings within the target range 51 around the location information corresponding to the lot number information of the target real estate 31, and, if a building exists, information on the building (such as the building's area, shape, roof condition, building height, and exterior condition). Also, the image analysis unit 120 extracts, as land information 2010, information on land that exists within the target range 51 around the location information corresponding to the house number information of the target real estate 31. Also, <2> In the case of the above pattern, the value of the land on which the building stands is not subject to evaluation, but since the assessed value of the land affects the assessed value of the building, in practice the land is also evaluated.

[0036] The image analysis unit 120 extracts the real estate evaluation information 53 that includes, as road-related information 221, information indicating the road accessibility between the target real estate 31 and surrounding roads. Furthermore, the image analysis unit 120 extracts the real estate evaluation information 53 that includes information indicating the frontage of the target real estate 31 as the road-related information 221 . The image analysis unit 120 also extracts real estate evaluation information 53 including neighboring land boundary information, which is information indicating the state of the boundary between the target real estate 31 and other real estate. In addition, the image analysis unit 120 extracts real estate evaluation information 53 including at least one of the following information for the target real estate 31: the degree of shaping of the land, the slope of the land, the condition of the surrounding high-voltage lines, the condition of the surrounding electric lines, the presence or absence of surrounding roads, the width of the surrounding roads, and the surrounding housing density.

[0037] The image analysis unit 120 may extract, as real estate evaluation information 53, information on a combination of at least two or more of various data items including the area, shape, roof condition, and exterior condition of the building from the real estate condition information 21, and the road access condition, neighboring land boundary, frontage, land shaping degree, land slope, high-voltage line condition, power line condition, presence or absence of surrounding roads, width of surrounding roads, and surrounding housing density from the real estate surroundings information 22. Hereinafter, the high-voltage line condition and the power line condition will also be referred to as the high-voltage line / power line condition. Alternatively, the image analysis unit 120 may extract at least one piece of information from the various data of the property condition information 21 and the property surrounding area information 22 as the property evaluation information 53. Furthermore, the image analysis unit 120 may comprehensively extract all of the various data in the property condition information 21 and property surrounding area information 22 as property evaluation information 53 .

[0038] The various data of the real estate evaluation information 53 will be explained below with reference to FIG. The various data of the real estate evaluation information 53 are data that are used as evaluation items when evaluating the target real estate 31. The real estate status information 21 includes various data such as building and land area 241, shape 242, building height 254, roof condition 243, and exterior condition 244. The real estate surrounding information 22 also includes various data such as road access condition 245, neighboring land boundary 246, frontage 247, land shape 248, land slope 249, high-voltage and power line condition 250, presence or absence of surrounding roads 251, width of surrounding roads 252, and surrounding housing density 253. As described above, the road accessibility 245 and the frontage 247 are examples of road-related information 221 that indicates the positional relationship between the target real estate 31 and the roads surrounding the target real estate 31. Moreover, the various data in the real estate evaluation information 53 described above are merely examples, and other information relating to real estate may also be included.

[0039] The image analysis process will now be described in detail. The image analysis unit 120 extracts roads and features around the target real estate 311 from the remote sensing image 521. The image analysis unit 120 analyzes the positional relationships between the extracted features or the positional relationships between roads and features to extract various data of the real estate appraisal information 53 described below. In particular, the image analysis unit 120 extracts road-related information 221 by analyzing the positional relationships between roads and features around the target real estate 31.

[0040] The definitions of the various data in the real estate appraisal information 53 are as follows: (1) Area 241: This information can be obtained by checking the area of ​​the building and land. (2) Shape 242: Information obtained by checking the shape of the building and land. (2-1) Height 254: This information can be obtained by checking the height of the building. The image analysis unit 120 determines whether the target real estate 31 is <1> Land only, <2> Building only, <3> The following behavior occurs for three patterns of both land and buildings. <2> <3> For buildings, the outline of the building is read to obtain its shape and area, while the height of the building is obtained by using, for example, stereo vision or SAR (synthetic aperture radar) signal phase difference information. <1> <3> For land, the outline and area of ​​the land are obtained by interpreting the outline of the land boundary. Land boundaries are obtained by detecting hedges, walls, fences, etc. Other information is also used to estimate the land, such as concrete, soil, and grass areas, the arrangement of trees, the boundaries with surrounding roads, ponds, rivers, etc.

[0041] (3) Roof Condition 243: Information obtained by checking the roof of the building from above. (4) Exterior Condition 244: This information can be obtained by checking the exterior condition of the building. (5) Road access status 245: Road access status is information obtained by checking the connection status between roads and real estate. The image analysis unit 120 extracts roads and the target real estate 31 within the target range 51 from a remote sensing image. The image analysis unit 120 analyzes the positional relationship between the target real estate 31, such as land or a building, and the road adjacent to the target real estate 31. Based on the analysis results, the image analysis unit 120 extracts the target real estate 31 and the road, i.e., the road access status with the road. The road access status 245 is information indicating whether the target real estate 31 is adjacent to a road. (6) Adjacent Land Boundary 246: Information obtained by checking the boundary with the adjacent land. The adjacent land boundary 246 is information indicating whether or not any features, such as buildings or plants, protrude beyond the boundary. (7) Frontage 247: Frontage is information obtained by checking the frontage of a property to adjacent roads. The image analysis unit 120 extracts roads in the target range 51 and target properties 31, such as land or buildings, from the remote sensing image. The image analysis unit 120 analyzes the positional relationship between the target property 31 and the roads adjacent to the target property 31. The image analysis unit 120 extracts the frontage of the target property 31 based on the analysis results. (8) Degree of Land Formation 248: Degree of land formation is information obtained by checking the degree of obstruction to effective use in the actual shape of the real estate. (9) Land Slope 249: This information can be obtained by checking the slope of the land. (10) High-voltage line / electric wire status 250: The status of high-voltage lines / electric wires is information obtained by checking changes such as new installations or route changes of high-voltage lines / electric wires. Here, high-voltage lines refer to cables connected to steel towers, and what is simply referred to as electric wires refers to cables connected to utility poles. The high-voltage line / electric wire status 250 is information related to the height restrictions of the target real estate 31. (11) Presence or absence of surrounding roads 251: This information is obtained by checking whether there are roads in the vicinity. (12) Thickness of surrounding roads 252: This information can be obtained by checking the thickness of surrounding roads. (13) Surrounding residential density 253: This information can be obtained by checking the surrounding residential density.

[0042] In addition, there is information relating to cliff land and slope land as information that can be various data of real estate evaluation information 53. Cliff land and slope land is information that can be obtained by confirming whether or not there is cliff land or slope land within the real estate.

[0043] The various types of data that can be included in the real estate evaluation information 53 by the image analysis processing in the real estate evaluation device 100 will be explained in more detail below.

[0044] <About the building> In addition to the information (1) to (4) above, image analysis can also be used to obtain information on buildings, such as whether they have been expanded, remodeled, damaged, or have undergone exterior repairs. Checking for unregistered buildings also includes checking for signs indicating construction plans. In the image analysis process, it is preferable for the image analysis unit 120 to use remote sensing images captured from directly above as much as possible in order to determine the condition of the roof or information on extensions and renovations. Also, the image analysis unit 120 may use remote sensing images captured from an oblique angle in order to check the exterior and repair status.

[0045] <About Boundaries> As described above, (6) information on the neighboring land boundary 246 includes information on whether the building crosses the boundary. For this reason, in the image analysis process, the image analysis unit 120 preferably uses a remote sensing image captured from directly above. In the image analysis process, the image analysis unit 120 extracts a boundary polygon from the cadastral map and performs a process of superimposing it on the remote sensing image to determine whether the building crosses the boundary. In addition, (6) the information on the neighboring land boundary 246 includes information on whether the boundary is consistent with the cadastral map. In this case, in the image analysis process, the image analysis unit 120 extracts the boundary polygon from the cadastral map and performs a process of superimposing it on the remote sensing image to determine whether the boundary is consistent with the cadastral map.

[0046] <About road access and frontage> Specifically, information indicating the state of the road frontage is included in (5) road access status 245 and (7) frontage 247. From the information indicating the state of the road frontage, the state such as "Is the frontage 2m or more?", "Is 2m or more secured in the recessed part?", "Is 2m or more secured as a single part?", or "Is the alley narrow and does not secure 2m or more of effective road frontage?" is determined. In the image analysis process, the image analysis unit 120 analyzes the positional relationships between the extracted features or the positional relationships between the road and the feature to obtain information indicating the status of the road frontage. The image analysis unit 120 also obtains information indicating the status of the road frontage by extracting boundary polygons from the cadastral map and performing a process of superimposing the polygons on the remote sensing image.

[0047] <Evaluation Process: Step S104> In step S104, the evaluation unit 130 evaluates the target real estate 31 using the real estate evaluation information 53. The evaluation by the evaluation unit 130 is carried out based on predetermined evaluation indicators 41. Then, the evaluation unit 130 creates an evaluation report 54 showing the evaluation results. The evaluation items in the appraisal report 54 are, for example, the various data of the property condition information 21 and the property surrounding area information 22 shown in FIG. 3. The appraisal report 54 may include at least one of the various data of the property condition information 21 and the property surrounding area information 22. Alternatively, the appraisal report 54 may include multiple of the various data of the property condition information 21 and the property surrounding area information 22. Alternatively, the appraisal report 54 may comprehensively include all of the various data of the property condition information 21 and the property surrounding area information 22.

[0048] In this embodiment, the appraisal report 54 includes road-related information 221 from among the various data of the real estate appraisal information 53. Specifically, the appraisal report 54 includes the real estate appraisal information 53 such as the road access status and frontage of the target real estate 31. The appraisal report 54 also includes neighboring land boundary information from among the various data of the real estate appraisal information 53.

[0049] FIG. 4 is a diagram illustrating the evaluation index 41 for the neighboring land boundary 246 included in the real estate evaluation information 53 according to this embodiment. In FIG. 4, the target real estate 31 spans multiple lot numbers "1, 2." In the top row, multiple buildings are located within the lot numbers "1, 2", and the evaluation is "OK". In the bottom row, the building extends into the lot number "3", and is rated "NG". For example, the assessed value will be reduced as necessary for border crossings. However, minor border crossings or border intrusions (crossings from neighboring land) may be assessed separately, for example by deducting the border crossing and border intrusion portions.

[0050] 5 is a diagram illustrating the evaluation index 41 for the road access situation 245 and the frontage 247 included in the real estate evaluation information 53 according to this embodiment. Note that the conditions related to the road access and the frontage shown in FIG. 5 are merely examples for reference. First, the road accessibility 245 requires that the subject real estate 31 is adjacent to a road. For the frontage 247, if the road frontage is 2m or more as shown in the upper left figure, the evaluation is "OK". In addition, the case shown in the upper right figure is also evaluated as "OK".

[0051] The bottom part of Figure 5 shows the patterns for which a reduction in the assessed value is considered. In the lower left image, although the property has more than 2m of road access, the setback area does not secure more than 2m, so the assessed value will be reduced. In the central diagram in the lower section, the total road frontage is more than 2m, but since a single frontage of more than 2m is required, the assessed value will be reduced. The right-hand diagram at the bottom shows that although the road surface is 2m, it is narrowed by an alley, and the effective road surface is less than 2m, so the assessed value is reduced. The right-hand diagram at the bottom shows that the effective road surface is approximately 1.4m. In addition, there are roads that are not recognized as adjacent roads, such as expressways, farm roads, and forest roads.

[0052] FIG. 6 is a diagram illustrating the evaluation index 41 for the land shape degree 248 and the land slope 249 included in the real estate evaluation information 53 according to this embodiment. The reference example in Figure 6 shows an irregular terrain. Common examples of irregular terrain that are negatively evaluated include: - Non-rectangular land that makes it difficult to build on Land with narrow frontage and difficult road access

[0053] Irregular land can be determined mainly using official maps.

[0054] The evaluation indicators for sloped land are as follows: -Is the adjacent road well maintained and easily accessible? · Are there any steps between the road and the adjacent road? Are there any obvious slopes or steps on the site that would make it difficult to use? -Are there any other problems with land use due to the slope?

[0055] The other evaluation indicators 41 will be explained. Regarding roads, such as road accessibility, the presence or absence of surrounding roads, and the width of surrounding roads, the evaluation index 41 includes whether the road accessibility conditions stipulated in the Building Act are met.

[0056] Also, an evaluation index 41 based on fluctuations in real estate will be explained. Depending on the fluctuation of high-voltage and electric power lines, restrictions on construction may be imposed on the collateral property. If restrictions on construction are imposed, the assessed value of the collateral property may change. The evaluation index 41 is created from the viewpoint of whether the various data in the real estate condition information 21 and real estate surrounding information 22 will affect the appraised value of the collateral property. For example, if it is confirmed that the adjacent road is narrowing, making it difficult for vehicles to enter and exit, or that the construction of a building next door will worsen the sunlight conditions, the appraised value of the collateral property will decrease.

[0057] <Update process: Step S105> FIG. 7 is a flow diagram showing an example of update processing by update section 140 according to this embodiment. In the update process, the update unit 140 compares the information about the target real estate 31 registered in the evaluation target information 50 with the real estate evaluation information 53 to determine whether there has been a change. If the update unit 140 determines that there has been a change, it updates the evaluation target information 50. Alternatively, if the update unit 140 determines that there has been a change, it may generate update information 55 for updating the real estate database 200, and update the real estate database 200. Specifically, it is as follows:

[0058] In step S201, the update unit 140 compares the information about the target real estate 31 registered in the evaluation target information 50 with the real estate evaluation information 53. If there is a change, the process proceeds to step S202. If there is no change, the process proceeds to step S203.

[0059] In step S201, the update unit 140 updates the evaluation target information 50 to the latest information using the real estate appraisal information 53. The update unit 140 also generates update information 55 for updating the real estate database 200 using the real estate appraisal information 53. The update unit 140 transmits the update information 55 to the real estate database 200 via the communication device 950. The update information 55 updates the information in the real estate database 200 to the latest information.

[0060] In step S203, the update unit 140 determines whether or not there is any item of information about the target real estate 31 registered in the evaluation target information 50 for which information has not been set. If there is an item for which information has not been set, the process proceeds to step S204. If there are no items for which information has not been set, the process ends.

[0061] In step S204, the update unit 140 generates support information 56 that is used to check items for which information has not been set during an on-site inspection. The support information 56 is output to an output device such as a display or a printer. The support information 56 is information that the user uses for the on-site investigation. The support information 56 includes, for example, location information of the target real estate 31 and information on the investigation items to be investigated on-site. The update unit 140 may also create support information 56 for items of information about the target real estate 31 registered in the real estate database 200 for which no information is set.

[0062] As described above, the appraisal unit 130 creates appraisal report 54 for the target real estate 31 already registered in the appraisal target information 50 or real estate database 200. Furthermore, the update unit 140 creates update information 55 for updating the appraisal target information 50 or real estate database 200 to the latest information, as necessary. Furthermore, for information that is not set in the appraisal target information 50 or real estate database 200 and that could not be obtained by the image analysis unit 120, the update unit 140 creates support information 56 to be used for confirmation during an on-site investigation.

[0063] FIG. 8 is a diagram showing the priority order at the time of reevaluation in the real estate appraisal device 100 according to this embodiment. The real estate appraisal device 100 according to this embodiment may be used for the initial appraisal of the target real estate 31, or may be used for the re-appraisal of the target real estate 31. As shown in FIG. 8, it is preferable to set the priority order for reevaluation as follows, for example. High priority evaluation items: Building expansions and renovations Evaluation items with "medium" priority: road access, neighboring property boundaries, high-voltage and power line conditions Low priority items: Land slope

[0064] The above priorities are just an example. Priorities may be set for revaluations using satellite images based on the frequency of fluctuations and the impact on security interests and appraised values ​​at the time of fluctuations, and other priorities may also be established.

[0065] ***Other Configurations*** <Variation 1> The image analysis unit 120 may acquire a plurality of remote sensing images as the remote sensing image. The plurality of remote sensing images may be remote sensing images taken at different times, for example, at two different times. The image analysis unit 120 extracts changes between the multiple remote sensing images, and extracts real estate evaluation information 53 based on the changes in the images. Alternatively, the image analysis unit 120 may reflect changes in the extracted multiple remote sensing images in the evaluation report. Alternatively, the image analysis unit 120 may use image changes in the extracted multiple remote sensing images to provide feedback to the property valuation process.

[0066] Methods of providing feedback using changes in images include outputting only the presence or absence of a change (such as an alert), and analyzing and measuring the numerical and non-numerical information after the change and outputting it. The image analysis unit 120 extracts changes between multiple remote sensing images and outputs an alert based on the changes in the images.

[0067] An example of outputting an alert when an image change occurs will be described. For example, by specifying a specific parcel number, it is possible to extract time-series changes in images for that specific parcel number through an alert. An alert may also be issued if there is a change in the boundary with an adjacent property or road access for land corresponding to a specific parcel number. This alert allows for manual on-site inspections or confirmation of certified copies of land registers and survey maps submitted to local government offices only if there are any changes to the boundary or road access of neighboring properties. Alternatively, detailed manual analysis of satellite images can be performed to narrow down the scope of manual on-site inspections or satellite image analysis, allowing for efficient and rapid confirmation of changes and efficient on-site inspections.

[0068] Another example of outputting an alert when an image change occurs will be described. For example, by specifying a specific parcel number, it is possible to extract time-series changes in images for that specific parcel number via an alert.In addition to changes like the one in the example above, an alert can also be issued if there is a discrepancy between the legal width and the current width of roads adjacent to the boundary of the land or in the surrounding roads, or if there is a discrepancy between the road on the map and the current road. This alert can be used to detect any changes to road access, indicating that there may be an error in the official map or survey map itself, or that the road access itself, adjacent land, or land corresponding to a specific lot number may have changed. As with the example above, it is possible to efficiently and quickly confirm the targets for on-site investigation.

[0069] For example, the image analysis unit 120 acquires remote sensing images taken by the same satellite on the same orbit at two different times as multiple remote sensing images. Alternatively, the image analysis unit 120 may acquire remote sensing images taken by the same satellite on different orbits as multiple remote sensing images. Alternatively, the image analysis unit 120 may acquire remote sensing images taken by different satellites at two different times as multiple remote sensing images. Furthermore, the number of remote sensing images used to observe changes in the images may be three or more.

[0070] <Variation 2> The image analysis unit 120 may compare the remote sensing image with cadastral map information, which is real estate boundary information, and extract real estate evaluation information 53 based on the comparison result. The image analysis unit 120 compares the cadastral map information with the remote sensing image to extract changes in the remote sensing image, and extracts real estate evaluation information 53 based on the changes in the image.

[0071] <Variation 3> The image analysis unit 120 may acquire geospatial information including the target area 51 and extract real estate evaluation information 53 using the remote sensing image and the geospatial information. The geospatial information is, for example, GIS information. GIS is an abbreviation for Geographic Information System. The geospatial information may also be 3D point cloud data, which is information about features obtained using a technique such as MMS. MMS is an abbreviation for Mobile Mapping System. By using geospatial information, it is possible to obtain more accurate real estate valuation information.

[0072] Image analysis using GIS information in Modification 3 will be described in detail below. When matching GIS information with satellite images, the satellite images are linked to copies of land registers, official maps, building drawings, or public survey standard maps. For the certified copy of the land registry corresponding to the land lot number, the location coordinate information corresponding to the land lot number is obtained from a GIS database that stores GIS information.

[0073] The GIS information is linked to the following location coordinates that are set in advance. Address corresponding to the lot number, location coordinates of the representative point or reference point (public reference point, etc.) on the land registry and building plan corresponding to the lot number - The coordinates of the representative point or reference point corresponding to the lot number on a survey drawing (plot survey map or public survey, etc.) or a land area survey map (Article 77 of the Real Estate Registration Regulations) - Coordinates of the representative point or reference point corresponding to the lot number on the official map or Article 14 map

[0074] The position coordinates are preferably expressed in a world geodetic system such as WGS84, but may also be latitude / longitude / height information expressed in the Japanese geodetic system or a plane rectangular coordinate system. The representative point or reference point may be a certified reference point as the coordinate value of the boundary point resulting from a survey based on basic triangulation points, etc. The representative point or reference point may also be the origin of the plot, the coordinates of the four corners of the land, the center of gravity of the land, the coordinates of the boundary point, the coordinates of an embedded (installed) boundary marker or boundary point, the intersection of the boundary line with an adjacent land or road, or a representative point of the land classification within a single parcel of land.

[0075] Alternatively, the GIS information may simply be map data used in a navigation device. In this case, the approximate location of the reference point or representative point corresponding to the address corresponding to the lot number may be obtained using the position coordinates of the representative point or reference point corresponding to the lot number.

[0076] When comparing satellite images with GIS information, the reference position in the satellite image data is compared, matched, or linked to the position in the land registry, official map, or survey drawing. The reference position in satellite image data is a reference position in a satellite image such as a GCP acquired in a satellite image, a designated imaging point imaged or acquired by a satellite-mounted camera or radar, or the position coordinates of the intersection point where the line-of-sight axis intersects with the earth's surface including the target range 51. GCP is an abbreviation for Ground Control Points. By comparing the reference position in the satellite image data with the position of the representative point or reference point corresponding to the land lot number obtained from the GIS information, the reference position in the satellite image data can be compared, matched, or linked to the position of the land registry copy, cadastral map, or survey drawing.

[0077] In addition, in the case of a new evaluation, the coordinates obtained by a new survey may be used to newly store location coordinate information corresponding to the land address in the GIS information. In this case, the coordinates may be obtained by public surveying. The surveying may be performed by positioning using a GNSS receiver. GNSS is an abbreviation for Global Navigation Satellite System. For example, use equipment specified in Article 93 of the Ministry of Land, Infrastructure, Transport and Tourism's Land Readjustment Project Survey Work Regulations, which can be found at "https: / / www.mlit.go.jp / crd / city / sigaiti / materials / sokuryou / sagyoukitei.pdf". In addition, "vehicle-mounted photo laser surveying" (e.g., MMS) as specified in the "Guidelines for Work Regulations" may also be used (see "https: / / psgsv2.gsi.go.jp / koukyou / jyunsoku / pdf / R5 / R5_junsoku.pdf"). You may also use the "Public Survey Manual Using LidarSLAM Technology" (https: / / psgsv2.gsi.go.jp / koukyou / public / lidarslam / doc / lidarslam_manual.pdf).

[0078] Furthermore, if the GIS information does not contain coordinate values ​​corresponding to the lot number, they can be obtained by new surveying, or an approximate location corresponding to the lot number can be obtained using map data used in a navigation device. In this case, a "reference position in a satellite image" including the target range corresponding to the approximate location may be referenced, and a satellite image corresponding to that reference position may be referenced. A relative comparison may be made between the referenced satellite image and the outline or surrounding environment of a public map, survey map, or building plan. This comparison may be used to measure the coordinate position of the adjacent land boundary or road access of the land corresponding to the lot number.

[0079] Satellites can improve operational efficiency and enable comprehensive surveys. Therefore, for example, an imaging plan may be created to control the satellite's orbit and attitude using a satellite image observation service linked to satellite control. For example, an imaging plan may be created to capture a target area 51 including a specific parcel address in a single or multiple imaging sessions. The satellite may also pass directly above a specific parcel address to obtain a nadir image. The line of sight of the satellite-mounted imaging device may pass through a predetermined position at the specific parcel address. The satellite-mounted imaging device may also capture an image directly above a specific feature, such as a steel tower or utility pole. It may also capture the shadow of a specific feature, such as a steel tower or utility pole. It may also capture an image from an oblique direction of a specific feature, such as a steel tower or utility pole. LiDAR or SAR (synthetic aperture radar) may also be used to measure the distance, height, or location of a specific feature, such as an electric wire hanging from a steel tower or utility pole. Furthermore, the satellite may capture images of the target range 51 corresponding to a plurality of specific land addresses in one image capturing opportunity as it passes through a predetermined orbit.

[0080] <Variation 4> FIG. 9 is a diagram showing an example of the configuration of a real estate appraisal device 100 according to the fourth modification of the present embodiment. In the real estate appraisal device 100 according to the fourth modification of this embodiment, in addition to the configuration of FIG. The evaluation item list information 57 is a list of evaluation items for evaluating the target real estate 31. In the evaluation item list information 57, various data of the real estate evaluation information 53 shown in FIG. 3, for example, are set as a list of evaluation items for evaluating the target real estate 31.

[0081] The update unit 140 compares the information about the target real estate 31 registered in the real estate database 200 with the evaluation item list information 57. The update unit 140 extracts items for which no information is set from the information about the target real estate 31 registered in the real estate database 200 as information that cannot be updated in the real estate evaluation information 53. The update unit 140 then generates support information 56 for conducting an on-site investigation of the information that cannot be updated in the real estate evaluation information 53.

[0082] <Variation 5> In this embodiment, the functions of the range acquisition unit 110, the image analysis unit 120, the evaluation unit 130, and the update unit 140 are realized by software. As a variation, the functions of the range acquisition unit 110, the image analysis unit 120, the evaluation unit 130, and the update unit 140 may be realized by hardware. Specifically, the real estate appraisal device 100 includes an electronic circuit 909 instead of a processor 910 .

[0083] FIG. 10 is a diagram showing an example of the configuration of a real estate appraisal device 100 according to the fifth modification of the present embodiment. The electronic circuit 909 is a dedicated electronic circuit that realizes the functions of the range acquisition unit 110, the image analysis unit 120, the evaluation unit 130, and the update unit 140. Specifically, the electronic circuit 909 is a single circuit, a composite circuit, a programmed processor, a parallel programmed processor, a logic IC, a GA, an ASIC, or an FPGA. GA is an abbreviation for Gate Array. ASIC is an abbreviation for Application Specific Integrated Circuit. FPGA is an abbreviation for Field-Programmable Gate Array.

[0084] The functions of the range acquisition unit 110, the image analysis unit 120, the evaluation unit 130, and the update unit 140 may be realized by a single electronic circuit, or may be realized by distributing them among a plurality of electronic circuits.

[0085] As another modification, some of the functions of the range acquisition unit 110, image analysis unit 120, evaluation unit 130, and update unit 140 may be realized by electronic circuits, and the remaining functions may be realized by software. Also, some or all of the functions of the range acquisition unit 110, image analysis unit 120, evaluation unit 130, and update unit 140 may be realized by firmware.

[0086] Each of the processor and the electronic circuit is also called processing circuitry. That is, the functions of the range acquisition unit 110, the image analysis unit 120, the evaluation unit 130, and the update unit 140 are realized by the processing circuitry.

[0087] ***Explanation of the effect of this embodiment*** As described above, the real estate appraisal device 100 according to this embodiment can comprehensively substitute appraisal items for a target real estate using remote sensing images. This makes it possible to reduce the need for on-site inspections. Furthermore, the real estate appraisal device according to this embodiment can automate the process of appraising a target real estate and creating an appraisal report. As described above, the real estate appraisal device 100 according to this embodiment can automate and one-stop the work of appraising property value, thereby realizing efficiency in terms of time and costs involved in the work. Furthermore, the real estate appraisal device 100 according to this embodiment can extract various data on real estate condition information and real estate surrounding area information by analyzing remote sensing images. By using remote sensing images such as satellite images, it is also possible to check exterior conditions such as roofs and rooftops that cannot be seen with the naked eye.

[0088] Furthermore, the real estate appraisal device 100 according to this embodiment uses real estate appraisal information obtained by image analysis of remote sensing images to create appraisal reports for real estate registered in the real estate database. Therefore, the real estate appraisal device 100 according to this embodiment can reduce the labor required for creating appraisal reports.

[0089] Furthermore, the real estate appraisal device 100 according to this embodiment can generate update information for updating the information in the real estate database using the latest real estate appraisal information. Therefore, the real estate appraisal device 100 according to this embodiment can realize one-stop updating of the real estate database, thereby further reducing the number of people required.

[0090] Furthermore, the real estate appraisal device 100 according to this embodiment can use the latest real estate appraisal information to update the information in the real estate database and create support information for on-site inspections for information that could not be obtained automatically. Therefore, the real estate appraisal device 100 according to this embodiment allows the user to know the evaluation items that require on-site inspections, and can comprehensively obtain the required evaluation items with a minimum on-site inspection. Furthermore, by creating support information, checkpoints can be identified based on individual factors and used for on-site inspections. Checkpoints include road access conditions (direction, road width, and if there is a river between the road and the property, the condition of the bridge over it (including the permit status), etc.), boundary changes, the presence or absence of unregistered buildings, the disappearance of registered properties, slopes / steps within the property, and the condition of cliffs. Normally, it is not possible to enter the property's premises, so the only way to see it is from the outside. Because this can lead to problems, the only way to see the exterior of a factory or similar property is from a distance. The real estate appraisal device according to this embodiment can use satellite data to detect changes in unregistered properties and other properties within the property that cannot be seen from the outside.

[0091] Embodiment 2 In this embodiment, differences from and additions to the first embodiment will be mainly described. In this embodiment, components having the same functions as those in the first embodiment are given the same reference numerals, and the description thereof will be omitted.

[0092] ***Configuration Description*** FIG. 11 is a diagram showing an example of the configuration of a real estate appraisal device 100 according to this embodiment. The real estate appraisal device 100 of Fig. 11 includes a comparison / determination section 160 in addition to the configuration of the real estate appraisal device 100 of Fig. 1. Furthermore, the storage section 150 stores range status information 58.

[0093] ***Explanation of Operation*** FIG. 12 is a flow diagram showing an example of a real estate appraisal process, which is the operation of the real estate appraisal device 100 according to this embodiment. The operation of the real estate appraisal device 100 according to this embodiment will be described. The operating procedure of the real estate appraisal device 100 corresponds to a real estate appraisal method. Furthermore, the program that realizes the operation of the real estate appraisal device 100 corresponds to a real estate appraisal program.

[0094] The processing from step S101 to step S103 in FIG. 12 is the same as step S101 to step S103 in FIG. In step S102, as described in Modification 1, the image analysis unit 120 acquires remote sensing images from one or more periods, each having an observation range that includes the target range 51. As described in the first embodiment, the image analysis unit 120 acquires remote sensing images from one or more periods, including the latest observation period, in order to update the real estate evaluation information to the latest.

[0095] <Comparison and Determination Process: Step S114> In the comparison and determination process, the comparison and determination unit 160 compares the real estate evaluation information 53 with the range status information 58. The comparison and determination unit 160 determines whether there is a change between the real estate evaluation information 53 and the range status information 58. Specifically, it is as follows:

[0096] The comparison determination unit 160 uses past information (range status information example 1) about the target real estate 31 stored in the evaluation target information 50 as range status information 58, and compares the real estate evaluation information 53 with the range status information 58. The past information about the target real estate 31 stored in the evaluation target information 50 is, for example, real estate evaluation information extracted by the real estate evaluation device 100, a real estate inspection, or a real estate desk evaluation.

[0097] The comparison and determination unit 160 may use the image analysis results (range situation information example 2) of a remote sensing image having an observation period close to the acquisition period of the evaluation target information 50 as range situation information 58, and compare the real estate evaluation information 53 with the range situation information 58. Close to the observation period refers to an observation period within one year before or after the acquisition period of the evaluation target information 50, for example. The image analysis results of the remote sensing image indicate the results of extracting information about the target real estate, such as that performed by the image analysis unit 120, from a remote sensing image 521 newly obtained during change detection.

[0098] The comparison determination unit 160 may use the cadastral map information (range status information example 3), which is real estate boundary information, as range status information 58, and compare the real estate appraisal information 53 with the range status information 58. The cadastral map information indicates, for example, information such as real estate boundary information, land location, or shape.

[0099] The comparison determination unit 160 may use geospatial information including the target range (range situation information example 4) as range situation information 58, and compare the real estate appraisal information 53 with the range situation information 58. Here, the target range may be a range indicating the land location or shape of the real estate, or may be a range indicating a rectangular shape that includes the land.

[0100] Specifically, the comparison / determination unit 160 compares the quantitative data or qualitative data for the target real estate 31 with the range status information 58. The comparison / determination unit 160 determines that a change has occurred between the real estate valuation information 53 and the range status information 58 when at least one of the following occurs: the change in the quantitative data exceeds a preset threshold value, or the qualitative data changes. The quantitative data and qualitative data for the target real estate 31 are, for example, the quantitative data and qualitative data included in the various data of the real estate appraisal information 53 shown in Figure 3. The quantitative data is, for example, data such as area or height. The qualitative data is, for example, data such as "roof condition: good, poor."

[0101] The comparison / determination unit 160 performs a comparison between such quantitative data and qualitative data and the range status information 58. The range status information 58 may be any one of range status information examples 1 to 4, or may be a combination of at least two of range status information examples 1 to 4.

[0102] For example, when the quantitative data changes beyond a preset threshold, the comparison determination unit 160 determines that a change has occurred between the real estate appraisal information 53 and the range status information 58. Also, for example, when the qualitative data changes, the comparison determination unit 160 determines that a change has occurred.

[0103] <Update process: Step S150a> The process of step S150a in Fig. 12 is basically the same as step S150 in Fig. 2. Here, a process that is added to the description of step S150 in Fig. 2 will be described. If there is a change between the real estate evaluation information 43 and the range status information 58, the update unit 140 updates the evaluation object information 50 based on the change. Specifically, the update unit 140 updates the evaluation target information 50 using the details of the change and the current timestamp based on the timestamp information of the remote sensing image at the latest observation time.

[0104] ***Other Configurations*** <Variation 6> FIG. 13 is a diagram showing an example of the configuration of a real estate appraisal device 100 according to a modified example of this embodiment. The real estate appraisal device 100 in FIG. 13 includes an observation request section 170 in addition to the configuration of the real estate appraisal device 100 in FIG. In a modification of this embodiment, the observation request unit 170 transmits an observation request 171, which is a request to observe an observation range including the target range 51, to a satellite.

[0105] The observation request unit 170 has a function to generate an observation request 171 based on the time of year when observation conditions are good, such as summer when there is little shadow, and the weather. The observation request unit 170 may also have a function to schedule one or more observations as an annual plan, in accordance with the observation time (season) included in the archive. This avoids fluctuations or disturbances caused by differences in conditions when comparing data, and enables highly accurate change detection. In the first embodiment, it has been explained that the image analysis unit 120 may transmit to the satellite an observation request to observe an observation range including the target range 51. In a variation of this embodiment, an observation request unit 170 having the above-described functions is separately provided.

[0106] ***Explanation of the effect of this embodiment*** As described above, the real estate appraisal device 100 according to this embodiment is equipped with the above-mentioned comparison and determination unit and update unit. Therefore, the real estate appraisal device 100 according to this embodiment has the effect of being able to update the appraisal target information to the latest state in real time.

[0107] The real estate appraisal device 100 according to this embodiment also includes the observation request unit described above. Therefore, the real estate appraisal device 100 according to this embodiment avoids fluctuations or disturbances due to differences in conditions in data comparison, and can perform change detection with high accuracy.

[0108] In the above first and second embodiments, each part of the real estate appraisal device has been described as an independent functional block. However, the configuration of the real estate appraisal device does not have to be the same as that of the above-mentioned embodiments. The functional blocks of the real estate appraisal device may have any configuration as long as they can realize the functions described in the above-mentioned embodiments. Furthermore, the real estate appraisal device may not be a single device, but may be a system made up of multiple devices. Furthermore, it is possible to combine multiple parts of the first and second embodiments. Alternatively, it is possible to implement only one part of the first and second embodiments. In addition, it is possible to combine the first and second embodiments in whole or in part in any way. That is, in the first and second embodiments, the respective embodiments can be freely combined, or any of the components in each embodiment can be modified, or any of the components in each embodiment can be omitted.

[0109] The above-described embodiments are essentially preferred examples and are not intended to limit the scope of the present disclosure, the scope of application of the present disclosure, or the scope of use of the present disclosure. The above-described embodiments can be modified in various ways as needed. For example, the procedures described using flow charts or sequence diagrams may be modified as appropriate. [Explanation of symbols]

[0110] 21 Real estate condition information, 22 Real estate surrounding information, 31 Target real estate, 41 Evaluation index, 50 Evaluation target information, 51 Target range, 52 Remote sensing image database, 521 Remote sensing image, 53 Real estate evaluation information, 54 Evaluation report, 55 Update information, 56 Support information, 57 Evaluation item list information, 58 Range status information, 100 Real estate evaluation device, 110 Range acquisition unit, 120 Image analysis unit, 130 Evaluation unit, 140 Update unit, 150 Memory unit, 160 Comparison judgment unit, 170 Observation request unit, 171 Observation request, 200 Real estate database, 221 Road-related information, 241 Area, 242 Shape, 243 Roof condition, 244 Exterior condition, 245 Road access condition, 246 Adjacent boundary, 247 Frontage, 248 Regularity, 249 Slope, 250 Condition of high-voltage lines and electric wires, 251 Presence or absence of surrounding roads, 252 Thickness of surrounding roads, 253 Housing density, 909 Electronic circuit, 910 Processor, 921 Memory, 922 Auxiliary storage device, 930 Input interface, 940 Output interface, 950 Communication device.

Claims

1. a range acquisition unit that acquires a target range including the location of the target real estate based on evaluation target information that stores information about the target real estate that is the collateral property to be evaluated; an image analysis unit that acquires remote sensing images from multiple periods, including the most recent observation period, having an observation range that includes the target range, and performs image analysis on the remote sensing images to extract real estate appraisal information, including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate, and that is used to evaluate changes in the appraised value of collateral properties in the target real estate; a comparison and determination unit that compares the real estate evaluation information with range status information that represents the status of the target range and determines whether there is a change between the real estate evaluation information and the range status information; an update unit that updates the evaluation target information based on any change between the real estate evaluation information and the range status information; an evaluation unit that evaluates the target real estate, which is a collateral property, using the real estate evaluation information; Equipped with The image analysis unit For the target real estate, extract the real estate appraisal information corresponding to either only the land existing within the target range, only the building existing within the target range, or both the land and the building existing within the target range, depending on the relationship between the land and the building within the target range; The evaluation unit A real estate evaluation device that evaluates a target real estate based on an evaluation index that indicates the relationship between the lot number, building, and neighboring land boundary of the target real estate, indicating whether the building corresponding to the target real estate is contained within the multiple lot numbers corresponding to the target real estate or whether it extends into a lot number other than the multiple lot numbers.

2. a range acquisition unit that acquires a target range including the location of the target real estate based on evaluation target information that stores information about the target real estate that is the collateral property to be evaluated; an image analysis unit that acquires remote sensing images from multiple periods, including the most recent observation period, having an observation range that includes the target range, and performs image analysis on the remote sensing images to extract real estate appraisal information, including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate, and that is used to evaluate changes in the appraised value of collateral properties in the target real estate; a comparison and determination unit that compares the real estate evaluation information with range status information that represents the status of the target range and determines whether there is a change between the real estate evaluation information and the range status information; an update unit that updates the evaluation target information based on any change between the real estate evaluation information and the range status information; an evaluation unit that evaluates the target real estate, which is a collateral property, using the real estate evaluation information; Equipped with The image analysis unit a processor acquires a plurality of remote sensing images as the remote sensing images, extracts changes between the plurality of remote sensing images by image analysis, and outputs an alert when there is a change in the road-related information based on the change in the images; The image analysis unit A specific parcel number is designated, and time-series changes in images of the specific parcel number are extracted by the alert, or the alert is issued when there is a change in the boundary of an adjacent land or road access in the land corresponding to the specific parcel number, The evaluation unit A real estate evaluation device that evaluates a target real estate based on an evaluation index that indicates the relationship between the lot number, building, and neighboring land boundary of the target real estate, indicating whether the building corresponding to the target real estate is contained within the multiple lot numbers corresponding to the target real estate or whether it extends into a lot number other than the multiple lot numbers.

3. The comparison and determination unit 3. The real estate appraisal device according to claim 1, wherein past information about the target real estate stored in the appraisal target information is used as the range status information to determine whether or not there has been a change.

4. The comparison and determination unit 3. The real estate appraisal device according to claim 1, wherein the range status information is an image analysis result of a remote sensing image having an observation time close to the acquisition time of the appraisal object information, and whether or not there is a change is determined.

5. The comparison and determination unit 3. The real estate appraisal device according to claim 1, wherein said range status information is cadastral map information, which is boundary information of the real estate, and whether or not said change has occurred is determined.

6. The comparison and determination unit 3. The real estate appraisal device according to claim 1, wherein geospatial information including the target range is used as the range status information to determine whether or not there is a change.

7. The comparison and determination unit 3. The real estate appraisal device according to claim 1, wherein quantitative data or qualitative data on the target real estate is compared with the range status information.

8. The comparison and determination unit 8. The real estate appraisal device according to claim 7, wherein it is determined that the change has occurred when at least one of the change in the quantitative data exceeds a preset threshold value and the qualitative data changes.

9. The update unit 3. The real estate appraisal device according to claim 1, wherein the appraisal object information is updated using the details of the change and the current timestamp based on the timestamp information of the remote sensing image of the latest observation time.

10. The real estate appraisal device 3. The real estate appraisal device according to claim 1, further comprising an observation request unit that transmits to a satellite an observation request that requests the satellite to observe an observation range that includes the target range.

11. The computer acquires a target range including the location of the target real estate based on appraisal target information that stores information about the target real estate that is the collateral property to be appraised, The computer acquires remote sensing images from multiple periods, including the most recent observation period, having an observation range that includes the target range, and performs image analysis on the remote sensing images to extract real estate appraisal information, including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate, and that is used to evaluate changes in the appraised value of collateral properties in the target real estate; The computer compares the real estate evaluation information with range status information that represents the status of the target range, and determines whether there is a change between the real estate evaluation information and the range status information; If there is a change between the real estate evaluation information and the range status information, the computer updates the evaluation target information based on the change; The computer extracts the real estate evaluation information for the target real estate, depending on the relationship between the land and the building within the target range, which corresponds to either only the land existing within the target range, only the building existing within the target range, or both the land and the building existing within the target range; a computer evaluates the target real estate that is a collateral property using the real estate evaluation information; A real estate valuation method in which a computer evaluates a target real estate based on an evaluation index that indicates the relationship between the lot number, building, and neighboring land boundary of the target real estate, and indicates whether the building corresponding to the target real estate is contained within the multiple lot numbers corresponding to the target real estate or extends into a lot number other than the multiple lot numbers.

12. a range acquisition process for acquiring a target range including the location of the target real estate based on evaluation target information that stores information about the target real estate that is the collateral property to be evaluated; an image analysis process for acquiring remote sensing images from multiple periods, including the most recent observation period, having an observation range that includes the target range, and analyzing the remote sensing images to extract real estate appraisal information including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate, the road-related information being used to evaluate changes in the appraised value of collateral properties in the target real estate; a comparison and determination process for comparing the real estate evaluation information with range status information representing the status of the target range and determining whether there is a change between the real estate evaluation information and the range status information; an update process for updating the evaluation target information based on any changes between the real estate evaluation information and the range status information; an evaluation process for evaluating the target real estate, which is a collateral property, using the real estate evaluation information; A real estate evaluation program that causes a computer to execute the following: The image analysis process includes: For the target real estate, extract the real estate appraisal information corresponding to either only the land existing within the target range, only the building existing within the target range, or both the land and the building existing within the target range, depending on the relationship between the land and the building within the target range; The evaluation process includes: A real estate evaluation program that evaluates a target real estate based on an evaluation index that indicates the relationship between the lot number, building, and neighboring land boundary of the target real estate, indicating whether the building corresponding to the target real estate is contained within the multiple lot numbers corresponding to the target real estate or extends into a lot number other than the multiple lot numbers.

13. The computer acquires a target range including the location of the target real estate based on appraisal target information that stores information about the target real estate that is the collateral property to be appraised, The computer acquires remote sensing images from multiple periods, including the most recent observation period, having an observation range that includes the target range, and performs image analysis on the remote sensing images to extract real estate appraisal information, including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate, and that is used to evaluate changes in the appraised value of collateral properties in the target real estate; The computer compares the real estate evaluation information with range status information that represents the status of the target range, and determines whether there is a change between the real estate evaluation information and the range status information; If there is a change between the real estate evaluation information and the range status information, the computer updates the evaluation target information based on the change; a computer, using a processor, acquires a plurality of remote sensing images as the remote sensing images, extracts changes between the plurality of remote sensing images by image analysis, and outputs an alert when there is a change in the road-related information based on the change in the images; The computer designates a specific parcel number, and extracts time-series changes in the image of the specific parcel number by the alert, or issues the alert when there is a change in the boundary of an adjacent land or road access in the land corresponding to the specific parcel number, a computer evaluates the target real estate that is a collateral property using the real estate evaluation information; A real estate valuation method in which a computer evaluates a target real estate based on an evaluation index that indicates the relationship between the lot number, building, and neighboring land boundary of the target real estate, and indicates whether the building corresponding to the target real estate is contained within the multiple lot numbers corresponding to the target real estate or extends into a lot number other than the multiple lot numbers.

14. a range acquisition process for acquiring a target range including the location of the target real estate based on evaluation target information that stores information about the target real estate that is the collateral property to be evaluated; an image analysis process for acquiring remote sensing images from multiple periods, including the most recent observation period, having an observation range that includes the target range, and analyzing the remote sensing images to extract real estate appraisal information including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate, the road-related information being used to evaluate changes in the appraised value of collateral properties in the target real estate; a comparison and determination process for comparing the real estate evaluation information with range status information representing the status of the target range and determining whether there is a change between the real estate evaluation information and the range status information; an update process for updating the evaluation target information based on any changes between the real estate evaluation information and the range status information; an evaluation process for evaluating the target real estate, which is a collateral property, using the real estate evaluation information; A real estate evaluation program that causes a computer to execute the following: The image analysis process includes: a processor acquires a plurality of remote sensing images as the remote sensing images, extracts changes between the plurality of remote sensing images by image analysis, and outputs an alert when there is a change in the road-related information based on the change in the images; The image analysis process includes: A specific parcel number is designated, and time-series changes in images of the specific parcel number are extracted by the alert, or the alert is issued when there is a change in the boundary of an adjacent land or road access in the land corresponding to the specific parcel number, The evaluation process includes: A real estate evaluation program that evaluates a target real estate based on an evaluation index that indicates the relationship between the lot number, building, and neighboring land boundary of the target real estate, indicating whether the building corresponding to the target real estate is contained within the multiple lot numbers corresponding to the target real estate or extends into a lot number other than the multiple lot numbers.

15. a range acquisition unit that acquires a target range including the location of the target real estate based on evaluation target information that stores information about the target real estate that is the collateral property to be evaluated; an image analysis unit that acquires remote sensing images from multiple periods, including the most recent observation period, having an observation range that includes the target range, and performs image analysis on the remote sensing images to extract real estate appraisal information, including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate, and that is used to evaluate changes in the appraised value of collateral properties in the target real estate; an evaluation unit that evaluates the target real estate, which is a collateral property, using the real estate evaluation information; Equipped with The image analysis unit For the target real estate, extract the real estate appraisal information corresponding to either only the land existing within the target range, only the building existing within the target range, or both the land and the building existing within the target range, depending on the relationship between the land and the building within the target range; The evaluation unit A real estate evaluation device that evaluates a target real estate based on an evaluation index that indicates the relationship between the lot number, building, and neighboring land boundary of the target real estate, indicating whether the building corresponding to the target real estate is contained within the multiple lot numbers corresponding to the target real estate or whether it extends into a lot number other than the multiple lot numbers.

16. a range acquisition unit that acquires a target range including the location of the target real estate based on evaluation target information that stores information about the target real estate that is the collateral property to be evaluated; an image analysis unit that acquires remote sensing images from multiple periods, including the most recent observation period, having an observation range that includes the target range, and performs image analysis on the remote sensing images to extract real estate appraisal information, including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate, and that is used to evaluate changes in the appraised value of collateral properties in the target real estate; an evaluation unit that evaluates the target real estate, which is a collateral property, using the real estate evaluation information; Equipped with The evaluation unit A real estate evaluation device that evaluates a target real estate based on an evaluation index that indicates the relationship between the lot number, building, and neighboring land boundary of the target real estate, indicating whether the building corresponding to the target real estate is contained within the multiple lot numbers corresponding to the target real estate or whether it extends into a lot number other than the multiple lot numbers.

17. The computer acquires a target range including the location of the target real estate based on appraisal target information that stores information about the target real estate that is the collateral property to be appraised, The computer acquires remote sensing images from multiple periods, including the most recent observation period, having an observation range that includes the target range, and performs image analysis on the remote sensing images to extract real estate appraisal information, including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate, and that is used to evaluate changes in the appraised value of collateral properties in the target real estate; The computer extracts the real estate evaluation information for the target real estate, depending on the relationship between the land and the building within the target range, which corresponds to either only the land existing within the target range, only the building existing within the target range, or both the land and the building existing within the target range; a computer evaluates the target real estate that is a collateral property using the real estate evaluation information; A real estate valuation method in which a computer evaluates a target real estate based on an evaluation index that indicates the relationship between the lot number, building, and neighboring land boundary of the target real estate, and indicates whether the building corresponding to the target real estate is contained within the multiple lot numbers corresponding to the target real estate or extends into a lot number other than the multiple lot numbers.

18. a range acquisition process for acquiring a target range including the location of the target real estate based on evaluation target information that stores information about the target real estate that is the collateral property to be evaluated; an image analysis process for acquiring remote sensing images from multiple periods, including the most recent observation period, having an observation range that includes the target range, and analyzing the remote sensing images to extract real estate appraisal information including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate, the road-related information being used to evaluate changes in the appraised value of collateral properties in the target real estate; an evaluation process for evaluating the target real estate, which is a collateral property, using the real estate evaluation information; A real estate evaluation program that causes a computer to execute the following: The image analysis process includes: For the target real estate, extract the real estate appraisal information corresponding to either only the land existing within the target range, only the building existing within the target range, or both the land and the building existing within the target range, depending on the relationship between the land and the building within the target range; The evaluation process includes: A real estate evaluation program that evaluates a target real estate based on an evaluation index that indicates the relationship between the lot number, building, and neighboring land boundary of the target real estate, indicating whether the building corresponding to the target real estate is contained within the multiple lot numbers corresponding to the target real estate or extends into a lot number other than the multiple lot numbers.

19. The computer acquires a target range including the location of the target real estate based on appraisal target information that stores information about the target real estate that is the collateral property to be appraised, The computer acquires remote sensing images from multiple periods, including the most recent observation period, having an observation range that includes the target range, and performs image analysis on the remote sensing images to extract real estate appraisal information, including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate, and that is used to evaluate changes in the appraised value of collateral properties in the target real estate; a computer evaluates the target real estate that is a collateral property using the real estate evaluation information; A real estate valuation method in which a computer evaluates a target real estate based on an evaluation index that indicates the relationship between the lot number, building, and neighboring land boundary of the target real estate, and indicates whether the building corresponding to the target real estate is contained within the multiple lot numbers corresponding to the target real estate or extends into a lot number other than the multiple lot numbers.

20. a range acquisition process for acquiring a target range including the location of the target real estate based on evaluation target information that stores information about the target real estate that is the collateral property to be evaluated; an image analysis process for acquiring remote sensing images from multiple periods, including the most recent observation period, having an observation range that includes the target range, and analyzing the remote sensing images to extract real estate appraisal information including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate, the road-related information being used to evaluate changes in the appraised value of collateral properties in the target real estate; an evaluation process for evaluating the target real estate, which is a collateral property, using the real estate evaluation information; A real estate evaluation program that causes a computer to execute the following: The evaluation process includes: A real estate evaluation program that evaluates a target real estate based on an evaluation index that indicates the relationship between the lot number, building, and neighboring land boundary of the target real estate, indicating whether the building corresponding to the target real estate is contained within the multiple lot numbers corresponding to the target real estate or extends into a lot number other than the multiple lot numbers.

21. a range acquisition unit that acquires a target range including the location of the target real estate based on evaluation target information that stores information about the target real estate that is the collateral property to be evaluated; an image analysis unit that acquires remote sensing images from multiple periods, including the most recent observation period, having an observation range that includes the target range, and performs image analysis on the remote sensing images to extract real estate appraisal information, including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate, and that is used to evaluate changes in the appraised value of collateral properties in the target real estate; an evaluation unit that evaluates the target real estate, which is a collateral property, using the real estate evaluation information; Equipped with The image analysis unit a processor acquires a plurality of remote sensing images as the remote sensing images, extracts changes between the plurality of remote sensing images by image analysis, and extracts changes in the road-related information from the changes in the images; The evaluation unit A real estate evaluation device that evaluates a target real estate based on an evaluation index that indicates the relationship between the lot number, building, and neighboring land boundary of the target real estate, indicating whether the building corresponding to the target real estate is contained within the multiple lot numbers corresponding to the target real estate or whether it extends into a lot number other than the multiple lot numbers.

22. a range acquisition unit that acquires a target range including the location of the target real estate based on evaluation target information that stores information about the target real estate that is the collateral property to be evaluated; an image analysis unit that acquires remote sensing images from multiple periods, including the most recent observation period, having an observation range that includes the target range, and performs image analysis on the remote sensing images to extract real estate appraisal information, including road-related information that indicates the positional relationship between the target real estate and roads surrounding the target real estate, and that is used to evaluate changes in the appraised value of collateral properties in the target real estate; a comparison and determination unit that compares the real estate evaluation information with range status information that represents the status of the target range and determines whether there is a change between the real estate evaluation information and the range status information; an update unit that updates the evaluation target information based on any change between the real estate evaluation information and the range status information; an evaluation unit that evaluates the target real estate, which is a collateral property, using the real estate evaluation information; Equipped with The evaluation unit A real estate evaluation device that evaluates a target real estate based on an evaluation index that indicates the relationship between the lot number, building, and neighboring land boundary of the target real estate, indicating whether the building corresponding to the target real estate is contained within the multiple lot numbers corresponding to the target real estate or whether it extends into a lot number other than the multiple lot numbers.

Images