Land value verification device, land value verification method, and computer program

Abstract

This invention provides a land value verification device, a land value verification method, and a computer program that enable more accurate verification of land values. [Solution] The land price verification device includes an acquisition unit that acquires land prices and price formation factor data for each of the multiple routes included in the target area; a selection unit that selects a combination of two or more routes from the multiple routes as a verification route set; a verification unit that verifies the consistency of the land prices of each route based on the price formation factor data of each route included in the verification route set and outputs the verification result; and a storage control unit that stores the verification result in association with the verification route set.

Description

Technical Field

[0001] The present invention relates to a route value verification device, a route value verification method, and a computer program.

Background Art

[0002] Conventionally, in order to calculate the fixed-asset tax of land, the evaluation of route value has been carried out. In the evaluation of route value, a route value is set for each road (route) included in the target area. For the residential land facing each road, the land value is evaluated based on each route value, and the tax amount is calculated based on the evaluated land value.

[0003] In setting the route value, first, in the target area, situation-similar areas are set for each area with similar situations. A situation-similar area is an area divided for each area where the usage situation of residential land, the situation of streets, the proximity of public facilities, or the density of houses, etc. are generally considered to be similar. Next, for each situation-similar area, one representative residential land as a standard for price calculation is selected as a standard residential land. As the standard residential land, a standard residential land that faces a standard road within the situation-similar area and has no plot correction in terms of plot size or shape is selected. Next, for all standard residential lands, the standard residential land price is set by a real estate appraiser or the like. Next, for all roads in the target area, for each situation-similar area, based on the sections generally delimited by intersections, routes for calculating the route value are set. Next, for each set route, price-forming factors such as road width, distance from convenience facilities (stations, etc.), or urban planning use areas are investigated. Next, for each situation-similar area, the price-forming factors of the front route of the standard residential land and the price-forming factors of each route included in each situation-similar area are compared, and the route value of each route included in each situation-similar area is calculated from the standard residential land price of each situation-similar area. Next, based on the calculated route value, correction is made according to the shape of the land, etc., and the evaluation amount of each residential land is calculated, and the tax amount of each residential land is calculated based on the calculated evaluation amount.

[0004] Land values ​​are traditionally calculated by local government tax officials, but in recent years, geographic information systems (GIS) and other technologies are often used, and the calculation is frequently outsourced to surveying companies. Once the land value for each route is calculated, a land value calculation report is printed, or a land value map is displayed on screen or on paper using GIS, which is then visually verified by local government officials or contracted service providers. It is necessary to calculate land values ​​fairly and accurately for the entire target area, but some local governments have thousands or tens of thousands of routes, and it requires considerable effort for local government officials or contracted service providers to properly set the land values ​​for all of them.

[0005] For example, when there are multiple nearest stations within an area and each station has an influence, the complex interplay of multiple price-forming factors can lead to inconsistencies in land values ​​across different lines within that area. Furthermore, for adjacent lines near the boundary of similar areas, land values ​​are calculated from separate standard plots of land, potentially leading to inconsistencies in land values ​​across each line. Additionally, since lines have a certain length, and the distance from convenience facilities—a major price-forming factor—is measured from representative points along the line, discrepancies can occur between the distance from convenience facilities for each line and the actual distance. Especially for adjacent lines, it is necessary to appropriately verify the consistency of land values ​​to ensure that the set land values ​​reflect the differences in price-forming factors for each line.

[0006] Patent Document 1 discloses a road value flowchart creation device that allows for easy visual confirmation of the flow of road values. This road value flowchart creation device acquires map data in which topology information defining the connection relationships between each section is set for each road value evaluation section, acquires the difference in road values ​​for each section to be compared, generates arrow images from the difference, and displays them superimposed on the road. [Prior art documents] [Patent Documents]

[0007] [Patent Document 1] Japanese Patent Publication No. 2013-089143 [Overview of the Initiative] [Problems that the invention aims to solve]

[0008] As shown in Patent Document 1, even if the trend of land values ​​is displayed, it is still quite time-consuming for local government officials or contractors to visually verify the consistency of land values ​​for all routes.

[0009] To improve the efficiency of verifying the consistency of land values, verification is conducted by multiple personnel, but this increases the likelihood of being influenced by individual subjectivity. To reduce the influence of individual subjectivity, it is necessary to standardize the criteria for verifying land values, but standardizing criteria is not easy. Furthermore, this setting and verification of the consistency of land values ​​must be carried out every three years when revaluations are conducted.

[0010] The present invention aims to provide a land value verification device, a land value verification method, and a computer program that can more appropriately verify land values. [Means for solving the problem]

[0011] The land value verification device according to the present invention includes: an acquisition unit that acquires land value and price formation factor data for each of a plurality of routes included in a target area; a selection unit that selects a combination of two or more routes from the plurality of routes as a verification route set; a verification unit that verifies the consistency of each land value of each route based on the price formation factor data of each route included in the verification route set and outputs the verification result; and a storage control unit that stores the verification result in association with the verification route set.

[0012] Furthermore, in the land value verification device according to the present invention, it is preferable that the acquisition unit acquires identification information of adjacent routes for each of the multiple routes, and the selection unit selects a set of mutually adjacent routes from among the multiple routes as a set of routes to be verified based on the identification information.

[0013] Furthermore, in the land value verification device according to the present invention, it is preferable that the acquisition unit acquires location and shape information for each of the multiple routes, the selection unit extracts combinations of mutually adjacent routes from among the multiple routes based on the location and shape information, and selects the extracted combinations of mutually adjacent routes as a verification route set.

[0014] Furthermore, in the land value verification device according to the present invention, it is preferable that the verification unit inputs text information, including the land value and price formation factor data for each route included in the verification route set, and instructions for verifying the consistency of the land values, into the generating AI, and verifies the consistency of the land values ​​based on the information output from the generating AI.

[0015] Furthermore, in the land value verification device according to the present invention, it is preferable that the verification unit outputs the consistency of the land values ​​of each route included in the verification route set and the reason for that consistency in natural language as verification results.

[0016] Furthermore, in the land price verification device according to the present invention, it is preferable that the acquisition unit further includes a display control unit that acquires location and shape information for each of the multiple routes and displays the verification results on a map representing the multiple routes based on the location and shape information.

[0017] Furthermore, the land value verification method according to the present invention involves a computer acquiring land value and price formation factor data for each of several routes included in a target area, selecting a combination of two or more routes from the multiple routes as a verification route set, verifying the consistency of the land values ​​of each route based on the price formation factor data of each route included in the verification route set, outputting the verification results, and storing the verification results in association with the verification route set.

[0018] In addition, the computer program according to the present invention causes a computer to acquire the route value and price formation factor data of each of a plurality of routes included in a target area, select a combination of two or more routes from the plurality of routes as a verification route set, verify the consistency of the route value of each of the routes based on the price formation factor data of each of the routes included in the verification route set, output the verification result, and store the verification result in association with the verification route set.

Advantages of the Invention

[0019] With the route value verification device, route value verification method, and computer program according to the present invention, it is possible to more appropriately verify the route value.

Brief Description of the Drawings

[0020] [Figure 1] It is a configuration diagram of an example of a route value verification system 1. [Figure 2] It is a diagram showing an example of the data structure of a route table 111. [Figure 3] (A) is a diagram showing an example of the data structure of an adjacent route table 112, and (B) is a diagram showing an example of the data structure of a route value verification table 113. [Figure 4] It is a flowchart showing an example of the flow of verification processing. [Figure 5] It is a schematic diagram for explaining a buffer. [Figure 6] (A) shows an example of a prompt input to a generation AI, and (B) shows an example of text information output from the generation AI. [Figure 7] (A) shows an example of a prompt input to a generation AI, and (B) shows an example of text information output from the generation AI. [Figure 8] (A) is an example of an adjacent route table used by a verification unit 123, and (B) is an example of a route table used by the verification unit 123. [Figure 9] It is an example of a route value verification table used by a verification unit 123. [Figure 10] This is an example of a prompt generated by the verification unit 123. [Figure 11] This is a schematic diagram showing an example of verification results displayed on a map. [Modes for carrying out the invention]

[0021] Various embodiments of the present invention will be described below with reference to the drawings. Please note that the technical scope of the present invention is not limited to these embodiments, but extends to the invention described in the claims and its equivalents.

[0022] Figure 1 is a diagram illustrating an example of the configuration of the land price verification system 1 according to the present invention.

[0023] The land value verification system 1 verifies the land value of each of the multiple roads included in the target area. The land value is used for calculating fixed asset tax or inheritance tax, etc. The land value verification system 1 has a land value verification device 100 and a terminal device T. The land value verification device 100 and the terminal device T are communicated with each other via a network N. The network N is an intranet or the internet, etc. The terminal device T is a device used by the appraiser (hereinafter referred to as "appraiser") or operator who verifies the land value, and is a personal computer, notebook personal computer, tablet PC, multifunction mobile phone (so-called smartphone), etc.

[0024] The land value verification device 100 is a personal computer, a notebook personal computer, a server, etc. The land value verification device 100 includes an operating device 101, a display device 102, a communication device 103, a storage device 110, and a processing circuit 120, etc.

[0025] The operating device 101 has input devices such as a keyboard and a mouse, and an interface circuit that acquires signals from the input devices. It accepts operations from the operator and outputs a signal corresponding to the operator's input to the processing circuit 120.

[0026] The display device 102 is an example of an output unit. The display device 102 has a display made of liquid crystal, organic EL, etc., and an interface circuit that outputs image data to the display, and displays the image data on the display according to instructions from the processing circuit 120.

[0027] The communication device 103 is an example of an output unit. The communication device 103 is equipped with a wired or wireless communication interface circuit and connects the land price verification device 100 to a communication network. The communication device 103 performs wired communication according to a communication protocol such as TCP / IP (Transmission Control Protocol / Internet Protocol). Alternatively, the communication device 103 may perform wireless communication according to the IEEE (Institute of Electrical and Electronics Engineers) 802.11 standard. The communication device 103 transmits information supplied from the processing circuit 120 to an external device. The communication device 103 also supplies information received from the external device to the processing circuit 120.

[0028] The storage device 110 includes, for example, semiconductor memory such as RAM (Random Access Memory) or ROM (Read Only Memory), a fixed disk device such as a hard disk, or a portable storage device such as an optical disc. The storage device 110 stores computer programs, data, etc., used for processing by the processing circuit 120. The computer program is installed in the storage device 110 from a server (not shown) via a communication device 103. Alternatively, the computer program may be installed in the storage device 110 from a computer-readable portable recording medium using a known setup program, etc. The portable recording medium is, for example, a CD-ROM or DVD-ROM. The computer program may also be distributed from a server, etc., and installed in the storage device 110. Furthermore, the storage device 110 stores a route table 111, an adjacent route table 112, and a route value verification table 113, etc. Details of the route table 111, the adjacent route table 112, and the route value verification table 113 will be described later.

[0029] The processing circuit 120 is, for example, a CPU (Central Processing Unit). The processing circuit 120 may also be an LSI (Large Scale Integration), ASIC (Application Specific Integrated Circuit), DSP (Digital Signal Processor), FPGA (Field Programmable Gate Array), etc. The processing circuit 120 is connected to the operating device 101, display device 102, communication device 103, and storage device 110, etc., and controls each of these parts. The processing circuit 120 reads the program stored in the storage device 110 and operates according to the read program, thereby functioning as an acquisition unit 121, a selection unit 122, a verification unit 123, a storage control unit 124, and a display control unit 125. The processing circuit 120 verifies the consistency of the land values ​​of each of the multiple routes included in the target area.

[0030] Figure 2 shows an example of the data structure of the route table 111. As shown in Figure 2, the route table 111 stores, for each of the multiple routes included in the target area, the route number, route geometric coordinates, route value, and price formation factor data, etc., associated with each route. Furthermore, the route numbers of adjacent routes adjacent to each route, connection information with each route, etc., which will be described later, may also be stored in association with each route.

[0031] The route number is an example of identification information for each route, a number assigned to each route to uniquely identify it. The route geometric coordinates are an example of positional and / or shape information representing the position and / or shape of each route, indicating the two-dimensional position and two-dimensional shape representing the route geometric figure of each route. The two-dimensional position and two-dimensional shape of each route are composed of a sequence of points representing the coordinates of multiple vertices of polyline data that represent the route geometric figure. Specifically, the route geometric coordinates are stored sequentially, with one endpoint of the polyline data as the starting point and the other endpoint as the ending point, and the coordinates of the vertices of the polyline data from the starting point to the ending point. The coordinates of the vertices are defined, for example, by XY coordinates in a plane rectangular coordinate system to which a planar map containing the target area is mapped, or by predetermined geographic coordinates such as latitude and longitude, but are not limited to these. The route geometric coordinates may also be geometric data in any coordinate system that can represent the shape of the route.

[0032] The land value is determined by the square meter of the residential land facing each road. 2 This is the land valuation per unit area. The price formation factor data is attribute information representing the price formation factors for each road, and is the data that forms the basis for calculating the road value. The price formation factor data includes, but is not limited to, urban planning land use zones, building coverage ratio and floor area ratio, whether or not it is a fire prevention or semi-fire prevention zone (whether or not it is a disaster prevention zone), whether or not it is a land readjustment zone, whether or not it is a housing complex development area, distance from convenience facilities such as major stations or nearest stations (bus stops), road type (national / prefectural roads, municipal roads, private roads, etc.), road width, presence or absence of sidewalks, presence or absence of pavement, road continuity, road type under the Building Standards Act (public roads, designated roads, Article 2 roads, etc.), and designation as a disaster risk area (flooding, sediment disasters, etc.). Each municipality adopts its own unique items for the price formation factor data. The distance from the nearest station may include distances from multiple stations. Urban planning land use zones are regional classifications established under the Urban Planning Act to restrict and guide the use of land designated for each road, and include, for example, commercial zones, neighborhood commercial zones, residential zones, first-class residential zones, industrial zones, and exclusive industrial zones. The building coverage ratio and floor area ratio are the values ​​designated for the land facing each road. Road continuity includes whether or not through traffic is permitted.

[0033] Figure 3(A) shows an example of the data structure of the adjacent route table 112. As shown in Figure 3(A), the adjacent route table 112 stores, for each of the multiple routes included in the target area, the route number of the target route, the route numbers of adjacent routes adjacent to the target route, and connection information, etc., in association with each target route. The route number of an adjacent route, or the route number and connection information, is an example of attribute information of the target route. The adjacent route table 112 sets all adjacent routes adjacent to each target route as adjacent routes for each target route. That is, the adjacent route table 112 sets all combinations of mutually adjacent routes for the multiple routes included in the target area. The connection information is information that indicates the connection relationship of adjacent routes, and includes whether or not it is a double route, or whether or not the adjacent route is a dead-end route. A double route is two parallel routes set when the land facing one side (one side) of a single road and the land facing the other side (the other side) are evaluated as separate routes. Furthermore, a dead-end road is a road that cannot be used as a through road, except for the point where it connects to the target road, as there are no connecting roads.

[0034] Figure 3(B) shows an example of the data structure of the land value verification table 113. As shown in Figure 3(B), the land value verification table 113 stores, for each of the multiple routes included in the target area, the consistency of the land values ​​and the reasons for it, in addition to the information shown in the adjacent route table 112. Similar to the adjacent route table 112, the land value verification table 113 sets all adjacent routes adjacent to each target route as adjacent routes for each target route. That is, the land value verification table 113 sets all pairs of mutually adjacent routes for the multiple routes included in the target area. Land value consistency refers to the consistency of the land values ​​of each route in relation to the combination of the target route and adjacent routes, i.e., mutually adjacent routes, and is a concept that indicates whether the difference in land values ​​of each route is in an appropriate price difference and price level relationship according to the difference in price formation factors of each route. Examples of land value consistency include appropriate, inappropriate, unknown, or pending. One or more reasons are set as the reason for consistency. The reason for consistency may only be set for combinations where consistency is poor, unknown, or pending.

[0035] Figure 4 is a flowchart showing an example of the flow of the verification process performed by the land value verification device 100.

[0036] The following describes an example of the operation of the land value verification device 100's verification process, referring to the flowchart shown in Figure 4. The operation flow described below is primarily executed by the processing circuit 120 in cooperation with each element of the land value verification device 100, based on a program pre-stored in the storage device 110.

[0037] First, the acquisition unit 121 acquires route information for each of the multiple routes included in the target area (step S101). The acquisition unit 121 first sets the target area specified by the operator using the operating device 101 or terminal device T. The operator specifies the geographical range to be verified for route value verification as the target area within the area supported by the route value verification system 1. For example, the entire area of ​​a municipality such as a city or town may be specified as the target area. Alternatively, any area such as an urbanized area or central urban area where route values ​​have been set may be specified as the target area. Or, the target area may be narrowed down by attribute information of the route information. The acquisition unit 121 acquires the target area specified by the operator using the operating device 101 or terminal device T by receiving it from the operating device 101 or communication device 103.

[0038] Next, the acquisition unit 121 acquires the route number, route value, price formation factor data, and / or route graphic coordinates of each route included in the target area as route information. The acquisition unit 121 acquires the route number, route value, price formation factor data, and / or route graphic coordinates of each route by receiving them from the operating device 101 or the communication device 103 based on the operator's operation. The acquisition unit 121 refers to the route graphic coordinates of the acquired route information and identifies the route whose position indicated by the route graphic coordinates is included in the target area. The acquisition unit 121 sets the route number, route value, price formation factor data, and / or route graphic coordinates of each identified route in the route table 111. At this point, the acquisition unit 121 may also set the route number, route value, price formation factor data, and / or route graphic coordinates of each route entered by the operator using the operating device 101 or terminal device T in the route table 111. In that case, the acquisition unit 121 may acquire the route number, route price, price formation factor data, and / or route graphic coordinates for each route, which are entered by the operator, by receiving them from the operating device 101 or the communication device 103.

[0039] Next, the selection unit 122 selects a target route for verification of land value from among multiple routes included in the target area (step S102). The process in steps S102 to S107 is repeated until all routes have been selected as target routes. For example, the selection unit 122 first selects the route with the highest land value (the so-called front route of the standard land) from among the multiple routes included in the target area as the target route. Subsequently, the selection unit 122 sequentially selects the adjacent routes adjacent to the target route, as described later, the route with the highest land value, as the target route. After the selection unit 122 has selected all adjacent routes adjacent to the target route as target routes, it selects, for example, the route with the highest land value among the routes that have not yet been selected as target routes as the target route. The selection unit 122 may select the target routes in any order. For example, the selection unit 122 may first select each route as a target route from among the multiple routes included in the target area, starting from the route located at the northwest end of the target area and moving downwards to the right.

[0040] Next, the selection unit 122 extracts adjacent routes to the selected target route. First, the selection unit 122 generates a buffer for the selected target route (step S103). The selection unit 122 generates the buffer by expanding (enlarging) the polyline data, which is represented by the route geometric coordinates of the selected target route, by a size equal to, for example, the road width of the target route plus a margin. The selection unit 122 may expand all routes by a fixed size regardless of the road width of the target route. The buffer is generated using, for example, a known application program such as GIS.

[0041] Figure 5 is a schematic diagram illustrating the buffer. As shown in Figure 5, buffer B is generated when the polyline data of the target route T1 is enlarged (expanded) by a size equal to the road width of the target route plus a margin.

[0042] Next, the selection unit 122 extracts adjacent routes from among the multiple routes included in the target area (step S104). Based on the route geometric coordinates of each route included in the target area, the selection unit 122 extracts all routes included in the target area that overlap with the buffer of the target route, that is, all routes where at least a part is located within the buffer of the target route, as adjacent routes to the target route. The method of extracting adjacent routes is not limited to this. For example, the selection unit 122 may generate a buffer from the start and end points of the target route and extract only the routes included therein as adjacent routes.

[0043] In the example shown in Figure 5, routes T2 to T9 that overlap with the buffer of the target route T1 are extracted as adjacent routes to the target route T1.

[0044] Next, the selection unit 122 obtains connection information between the target route and each of the extracted adjacent routes (step S105). As connection information for each adjacent route, the selection unit 122 obtains whether the adjacent route is a double route or whether the adjacent route is a dead-end route, etc. When the selection unit 122 extracts adjacent routes, if all of the route graphic coordinates of the extracted adjacent route are located within the buffer of the target route, the selection unit 122 determines that the adjacent route is a double route to the target route. The selection unit 122 also refers to the route table 111 of the routes extracted as adjacent routes and determines that the adjacent route is a dead-end route if the price formation factor data of the adjacent route indicates that "road continuity" is "not passable". Alternatively, the selection unit 122 may determine that the adjacent route is a dead-end route branching off from the target route if the adjacent route does not overlap with the buffer of any route other than the target route, that is, if at least part or all of the route is not located within the buffer of any route other than the target route.

[0045] In the example shown in Figure 5, route T2, where all of the route geometry coordinates are located within the buffer of target route T1, is determined to be a double route, and route T4, which is impassable (does not overlap with the buffer of any route other than target route T1), is determined to be a dead-end route.

[0046] Next, the selection unit 122 sets the combination of the target route and all extracted adjacent routes as a verification route set in the adjacent route table 112 (step S106). Furthermore, the selection unit 122 sets the connection information of the target route and each adjacent route in association with the verification route set in the adjacent route table 112.

[0047] In this way, the selection unit 122 selects a combination of two routes from among multiple routes included in the target area as a verification route set. In particular, the selection unit 122 extracts combinations of mutually adjacent routes from among multiple routes included in the target area based on route geometric coordinates, and selects the extracted combinations of mutually adjacent routes as a verification route set. For all routes included in the target area, if the consistency of the route values ​​between mutually adjacent routes is guaranteed, then, as a result, the consistency of the route values ​​between routes that are separated from each other within the target area is also guaranteed. Therefore, in the processing described later, the route value verification device 100 can compare the route values ​​between mutually adjacent routes and ultimately appropriately verify the consistency of all routes included in the target area. Furthermore, even if the adjacency relationships of each route are not set in advance, the route value verification device 100 can appropriately extract the adjacency relationships of each route by using route geometric coordinates. Here, adjacent routes were used as a verification route set, but any two routes located far apart, for example, the routes in front of each standard residential plot to verify the consistency of the prices of multiple standard residential plots, may also be stored in the adjacent route table as a verification route set.

[0048] In step S101, the route information acquired by the acquisition unit 121 may include the route numbers of adjacent routes and / or connection information with adjacent routes. In that case, the acquisition unit 121 sets the acquired route numbers of adjacent routes and / or connection information with adjacent routes in the route table 111, associated with each route included in the target area. Alternatively, the selection unit 122 does not need to perform the processing in step S103. Instead, in step S104, the acquisition unit 121 acquires the route numbers of routes adjacent to the target route and / or connection information with adjacent routes from the acquired route information. Based on the route numbers acquired by the acquisition unit 121, the selection unit 122 extracts the adjacent routes and / or connection information with adjacent routes for multiple routes included in the target area. In step S106, the selection unit 122 selects the combination of the target route and each extracted adjacent route as a verification route set and sets it in the adjacent route table 112. As a result, the land value verification device 100 can extract adjacent land routes in a shorter time and with less load, thereby reducing the processing time and processing load of the verification process.

[0049] Next, the selection unit 122 determines whether all routes included in the target area have already been selected as target routes (step S107). If there are routes that have not yet been selected as target routes, the selection unit 122 returns to step S102 and repeats the process from steps S102 to S107. In that case, in step S102, the selection unit 122 selects the next target route from among the routes that have not yet been selected as target routes. However, if in step S106 the combination of the newly selected target route and the adjacent route extracted in step S104 has already been set as a verification route set, the selection unit 122 does not set that combination in the adjacent route table 112.

[0050] On the other hand, if in step S107 all routes included in the target area have already been selected as target routes, the verification unit 123 selects a set of verification routes to be verified from the set of verification routes set in the adjacent route table 112 created by the selection unit 122 (step S108). The process in steps S108 to S112 is repeated until all sets of verification routes are selected. For example, the verification unit 123 sequentially selects the sets of verification routes in the order they are set in the adjacent route table 112. The verification unit 123 may select the sets of verification routes in any order.

[0051] Next, the verification unit 123 verifies the consistency of the land values ​​for each route based on the price formation factor data for each route included in the selected set of verification routes (step S109).

[0052] First, the verification unit 123 obtains the route numbers and connection information to be verified for each verification route set from the adjacent route table 112. Next, the verification unit 123 obtains the land value and price formation factor data corresponding to each route number from the route table 111. From the land value, price formation factor data, and connection information of each route in the verification route set, the verification unit 123 generates text information (prompts) that include, for example, instructions for the generating AI to verify the consistency of the land values. To ensure consistency in the verification results, it is desirable that the prompt structure be unified for all verification targets. Preferably, only the land value, price formation factor data, and connection information are changed each time the verification route set is changed, and the other prompt parts are standardized text. The land value verification device 100 may have the generating AI perform all of the operations from obtaining the route numbers to be verified to verifying the land values ​​and outputting the results. Furthermore, the means used to verify the consistency of land values, as referred to here, are not limited to generating AI, as long as they have the function to input price formation factor data and land values ​​for multiple routes and determine the consistency of the prices.

[0053] For example, the verification unit 123 uses a generating AI to verify the consistency of the land values ​​for each route. The generating AI is a natural language model such as Microsoft Copilot Studio or GPT (Generative Pre-trained Transformer)-4v. The generating AI includes "next-generation AI," which is an artificial intelligence that is similar to the above-mentioned natural language models but with high accuracy, and is expected to be developed in the near future. The verification unit 123 generates text information (prompts) that include the land values ​​and price formation factor data for each route included in the selected verification route set, and commands to verify the consistency of each land value, inputs this information to the generating AI, and obtains the text information output from the generating AI. That is, the verification unit 123 generates commands in natural language to verify the consistency of land values, price formation factor data, and each land value, inputs this information to the generating AI, and obtains the verification results in natural language output from the generating AI. The consistency of the land values ​​for each route includes appropriate, inappropriate, unknown, or pending. The consistency of land values ​​for each route includes not only the relative highs and lows of the land values ​​for each route (which is higher), but also the consistency of the price differences (whether the price difference is too large or too small). Unknown or pending indicates a situation that could be considered either appropriate or inappropriate, such as when the road width of the route closer to the station is narrow, or when the land use differs, such as comparing residential and industrial areas. The text information output from the generating AI includes the consistency of land values ​​for each route included in the verification route set, the reasons for that consistency, and / or improvement suggestions. Improvement suggestions are output to modify the price formation factor data of any route in a verification route set that has been judged as "inappropriate" in order to judge it as "appropriate." For example, if the distance from the station of a certain route is 999m, it may be suggested that the price balance can be maintained by correcting it to 1000m. It is preferable for the land value verification device 100 to pre-determine a threshold for corrections and output improvement suggestions within that range. Furthermore, the verification unit 123 may generate a prompt that includes an instruction to output the reason for consistency or an improvement suggestion, so that the text information output from the generating AI includes, in addition to the consistency of the land value, the reason for consistency or an improvement suggestion, and have the generating AI verify the consistency of the land value.In this case, the verification unit 123 may output the reason for the inconsistency or a suggestion for improvement only if the consistency is inappropriate, unclear, or pending.

[0054] Furthermore, the verification unit 123 may also verify the consistency of the land values ​​by including the connection information of each route included in the verification route set. Generally, it is desirable that dead-end routes have lower land values ​​than through routes (so-called main road routes) that are connected at the starting point of the dead-end route. Also, generally, if an adjacent route is a duplicate route to the target route, it is desirable that the land values ​​of the target route and the duplicate route be at the same price level, except for price differences caused by different price formation factors. By including a command to perform verification including connection information in the prompt generated by the verification unit 123, the generating AI can use the connection information to verify the consistency of each land value with higher accuracy.

[0055] Furthermore, the verification unit 123 may also verify the land value by referring to information from external web searches, etc. The verification unit 123 generates a prompt for verifying the consistency of the land value that includes a command to refer to information from external web searches, etc., and inputs it to the generating AI, which can output more detailed verification results, for example, in a suburban area with a low concentration of commercial activity, such as "Although the urban planning land use zone for this road is commercial, this area is mainly residential, so there is no need to create an excessive price difference even if it is designated as a commercial area." Alternatively, the verification unit 123 may output, "According to real estate transaction sites, the surrounding land is XX yen / m 2 Because it is traded at this rate, this land price is calculated at a higher price compared to the market rate. It is also possible to take into account a combination of verification factors such as this.

[0056] Figures 6(A) and 7(A) show examples of prompts to be input to the generating AI, respectively. Figures 6(B) and 7(B) show examples of text information output by the generating AI when the prompts shown in Figures 6(A) and 7(A) are input to the generating AI, respectively.

[0057] In the examples shown in Figures 6(A) and (B), the generating AI determines that the consistency between the land values ​​of a route with a distance of 1345m from the station, a road width of 5m, a residential zoning, and a land value of 27,000 yen, and a route with a distance of 1295m from the station, a road width of 6m, a residential zoning, and a land value of 28,000 yen is appropriate.

[0058] In the examples shown in Figures 7(A) and (B), the generating AI determines that the land values ​​of a route with a distance of 1345m from the station, a road width of 5m, a residential zoning, and a land value of 28,000 yen are inconsistent, and that a route with a distance of 1295m from the station, a road width of 6m, a residential zoning, and a land value of 27,000 yen are inconsistent.

[0059] Furthermore, as shown in Figures 6(B) and 7(B), the generating AI outputs the consistency of the land values ​​for each route, along with the reasons for determining consistency (distance from the station, road width, etc.), using natural language.

[0060] In this way, the generating AI can appropriately verify whether the differences in price formation factors are consistent with the differences in land values ​​by comparing the land values ​​of each route with data on price formation factors.

[0061] Figures 8 and 9 show examples of tables used by the verification unit 123; Figure 8(A) is the adjacent route table, Figure 8(B) is the route table, and Figure 9 is the route value verification table. Figure 10 shows an example of a prompt generated by the verification unit 123. The prompt contains instructions including the following, written in a manner suitable for the generating AI being used. The verification unit 123 generates all or part of the following instructions as prompts and has the generating AI execute them. (1) Read the adjacent route table from top to bottom and obtain the two route numbers for the verification route set. (2) Obtain the land value and price formation factor data for the two acquired route numbers from the route table. (3) The price balance of the land values ​​of the two routes will be examined based on price formation factor data and connection information from the adjacent route table. If a decision cannot be made based solely on the price formation factor information, the results of external web searches, etc., will be used in conjunction with the examination. (4) The verification results are classified into three categories based on the consistency of the land value: "compliant," "non-compliant," and "unknown." (5) Generate a reason, in 100 characters or less, for why the consistency result is anything other than "conformity". However, the number of characters is arbitrary and there is no character limit. You may also include a summary of 50 characters or less, for example, to make it easier to check on the verification diagram described later. You may also output improvement suggestions for modifying the price formation factor data in order to achieve "conformity". (6) Record the results of (4) and (5) in the land value verification table. (7) Repeat steps (1) through (6) for all records in the adjacent route table until the process is complete.

[0062] In this way, the verification unit 123 obtains the land value and price formation factor data from the route table 111 for each combination of routes in the verification route set, according to the adjacent route table 112. Next, the verification unit 123 verifies whether the differences in price formation factors are consistent with the differences in land values ​​by comparing the land value and price formation factor data for each route, and stores the results in the land value verification table 113. The land value verification table 113 records the combination of route numbers of the verified routes, the verification results, and the reasons in the case of non-conformity, etc., so that evaluators can easily check the non-conformities and the reasons by referring to them.

[0063] Furthermore, by inputting price formation factor data for each route into the generating AI in natural language, the generating AI can interpret complex factors such as distance from convenience facilities, urban planning land use zones, and road access conditions in context, rather than simply making numerical comparisons. The generating AI understands the meaning and context of the input price formation factor data for each route and can compare the price formation factor data quantitatively and qualitatively. For example, the generating AI can determine that even if the distance from convenience facilities is the same, the appropriateness of the land price differs between commercial and residential areas. Also, for example, the generating AI can determine that a two-lane road has lower convenience in terms of usage restrictions than a designated road and tends to be traded at a lower price. In this way, the verification unit 123 can verify the consistency of the land price for each route simply and with high accuracy by using the generating AI.

[0064] Furthermore, the generating AI can flexibly infer the consistency of the land values ​​for each route without relying on rules. In other words, the generating AI can appropriately verify the consistency of the land values ​​for each route even if there are no explicit rules. Therefore, the generating AI can also handle exceptional price formation factors. In addition, the generating AI generates and outputs explanatory text in natural language that is easy for evaluators to understand. In this way, by using the generating AI, the verification unit 123 can make it easy for evaluators to understand the basis of the verification results, and the land value verification device 100 can improve the transparency of the basis for the land values ​​of each route. Moreover, since the generating AI can be provided in a pre-trained state, the developers of the land value verification device 100 can use the generating AI simply by designing prompts composed of natural language, without having to prepare new training data. Furthermore, since the generating AI can detect inconsistencies that are difficult to quantify, such as the consistency between the target route and adjacent routes, and discrepancies with urban planning, the verification unit 123 can appropriately evaluate the balance of land values ​​by using the generating AI.

[0065] Furthermore, the verification unit 123 may verify the consistency of the land values ​​for each route using a learning model based on machine learning or the like. The learning model may be pre-trained, for example, using deep learning, to output the consistency of each land value, the reason for the consistency, and / or improvement suggestions when multiple land values, price formation factor data, and / or connection information for multiple routes are input. The learning model is pre-trained using multiple training datasets that include multiple land values, price formation factor data, connection information, the consistency of each land value, the reason for the consistency, and / or improvement suggestions for multiple routes, and is stored in the storage device 110 in advance. In that case, the verification unit 123 inputs the land values, price formation factor data, and / or connection information for each route included in the verification route set to the learning model and obtains the consistency of each land value, the reason for the consistency, and / or improvement suggestions output from the learning model.

[0066] The verification unit 123 may also verify the consistency of the land values ​​for each route using a pre-set table or calculation formula. In this case, the land value verification device 100 stores in the storage device 110 a table or calculation formula that shows the relationship between the land values, price formation factor data and / or connection information of multiple routes and the consistency of each land value, the reason for the consistency and / or improvement suggestions. The verification unit 123 refers to the table or calculation formula stored in the storage device 110 and calculates the consistency of the land value, the reason for the consistency and / or improvement suggestions for each route included in the verification route set, based on the land value, price formation factor data and / or connection information of each route.

[0067] Next, the verification unit 123 outputs the verification results of the consistency of each land value to the storage control unit 124 (step S110). The verification unit 123 outputs natural language indicating the consistency of the land values ​​of each route included in the verification route set, the reason for the consistency, and / or improvement suggestions as verification results to the storage control unit 124. Along with the verification results, the verification unit 123 outputs the route numbers and / or connection information of adjacent routes to the storage control unit 124.

[0068] Next, the memory control unit 124 stores the verification results for the set of verified routes selected in step S108 in the route value verification table 113, associating them with the route number and connection information of that set of verified routes (step S111). That is, the memory control unit 124 stores the route number and connection information of each set of verified routes, associating them with natural language indicating the consistency of the route value of each route, the reason for the consistency, and / or improvement suggestions, which are the verification results for that set of verified routes. The memory control unit 124 may store the reason for the consistency and / or improvement suggestions in the route value verification table 113 only for the set of verified routes where the consistency is inappropriate, unknown, or pending. Alternatively, instead of providing a separate route value verification table 113 from the adjacent route table 112, the memory control unit 124 may store the verification results for each set of verified routes in the adjacent route table 112, associating them with each set of verified routes. Or, the memory control unit 124 may store the verification results of the set of verified routes including each route in the route table 111, associating them with each route.

[0069] Next, the verification unit 123 determines whether the processes in steps S108 to S111 have been executed for all verification route sets set in the adjacent route table 112 (step S112). If there are still verification route sets for which the processes in steps S108 to S111 have not been executed, the verification unit 123 returns to step S108 and repeats the processes in steps S108 to S111. In that case, the selection unit 122 selects the next verification route set from among the verification route sets that have not yet been selected in step S108.

[0070] On the other hand, if the processes in steps S108 to S111 have been performed for all verification route sets, the display control unit 125 displays the verification results stored in the route value verification table 113 on the display device 102, or transmits them to the terminal device T via the communication device 103 and displays them on the terminal device T (step S113). The display control unit 125 may also print the verification results on paper using a printer (not shown) and display them on the paper. The display control unit 125 displays the verification results only for verification route sets where the consistency is incorrect, unknown, or pending. This allows the evaluator to focus on the verification route sets with problems, and the route value verification device 100 can improve the convenience of the evaluator.

[0071] For example, the display control unit 125 lists and displays, for each set of verified route lines whose consistency is incorrect, unknown, or pending, the route numbers, connection status, consistency, reasons for incorrect consistency, unknown, or pending consistency, and / or improvement suggestions for the target route and adjacent routes included in each set of verified route lines. The display control unit 125 may also display the set of verified route lines with incorrect consistency and the set of verified route lines with unknown or pending consistency in a way that allows for identification, or they may be displayed in separate lists.

[0072] Furthermore, the display control unit 125 may display a map representing each route included in the target area based on the route graphic coordinates, and display the verification results from the verification unit 123 on the displayed map. In that case, the display control unit 125 will display on the map a graphic indicating the set of verified routes whose consistency is incorrect, unknown, or pending, the reason for the incorrect, unknown, or pending consistency, and / or a suggestion for improvement. The display control unit 125 may also display the graphic indicating the set of verified routes whose consistency is incorrect and the graphic indicating the set of verified routes whose consistency is unknown or pending using different colors or shapes to distinguish them from each other.

[0073] Figure 11 is a schematic diagram showing an example of verification results displayed on a map. In the example shown in Figure 11, for verification route sets with inappropriate consistency, the circles or arcs connecting each route in each verification route set are displayed as solid lines, and the reason for the inappropriate consistency is displayed in a callout. For verification route sets with unknown or pending consistency (price verification impossible), the circles or arcs connecting each route in each verification route set are displayed as dotted lines, and the reason for the unknown or pending consistency (price verification impossible) is displayed in a callout. Note that the shapes used to specify each route in each verification route set are not limited to circles or arcs, but can be any shape such as straight lines or curves. Also, the shapes used to distinguish between verification route sets with inappropriate consistency and verification route sets with unknown or pending consistency are not limited to solid and dotted lines, but can be any shape such as thick lines, thin lines, or double lines. Furthermore, the shapes used to indicate verification route sets with inappropriate consistency and the shapes used to indicate verification route sets with unknown or pending consistency may be displayed in different colors. Furthermore, routes whose consistency is inappropriate, unclear, or pending with respect to any of the routes, and routes whose consistency is appropriate with respect to all routes, may be distinguished from each other by different colors or shapes. Also, if a figure such as a circle or arc representing each route included in each set of verified routes is specified by the evaluator, the route corresponding to that figure may be distinguished from other routes by different colors or shapes. In addition, if a callout displaying the figure for each route and / or the reason for inappropriate consistency is specified by the evaluator, attribute information such as price formation factor data for the route corresponding to that figure, detailed reasons for inappropriateness, and improvement suggestions may be displayed in the callout.

[0074] By viewing the verification results displayed on the map, evaluators can visually identify and easily confirm routes with inappropriate, unknown, or pending consistency. Furthermore, the display of the reasons for inappropriate, unknown, or pending consistency allows evaluators to easily identify problem areas and their causes. Additionally, the display of attribute information such as route price formation factor data enables the route price verification device 100 to assist in considering methods for improving inappropriate areas. Therefore, the route price verification device 100 can improve the convenience of evaluators.

[0075] The verification process is now complete. The evaluator can use the operating device 101 or terminal device T to input correction instructions for the land value or price formation factor data for routes where the consistency is incorrect, unknown, or pending, while viewing the displayed verification results. In this case, the acquisition unit 121 updates the route table 111 according to the correction instructions input by the evaluator. The land value verification device 100 may also have the generating AI create a proposed correction for the price formation factor data. For example, if the land value is calculated slightly higher for a distance of 1495m from the station, the generating AI will propose a correction to adjust the price by setting the distance to 1500m. The evaluator (worker) may accept the proposal as is and update the price formation factor data in the route table 111, or they may consider it and then update it, or they may reject the proposal. Once the route table 111 has been updated, the land value verification device 100 extracts the updated route information from the updated route table 111 and transmits it to an external land value calculation device, etc. When the external land value calculation device receives updated route information from the land value verification device 100, it calculates the land value based on the received route information, updates the land value included in the received route information to the calculated land value, and returns it to the land value verification device 100. When the land value verification device 100 receives updated route information from the external land value calculation device, it stores the received route information in the route table 111 and re-executes the verification process. Once all inconsistencies have been resolved for all routes, the land value verification process is completed.

[0076] Note that the processing in steps S108 to S111 may be executed each time a new set of verification routes is set, rather than after all sets of verification routes have been set.

[0077] Furthermore, the verification route set may be a combination of three or more routes, not just two. That is, the selection unit 122 may select a combination of three or more routes from among multiple routes included in the target area as the verification route set. In that case, in step S106, the selection unit 122 selects, for example, a combination of the target route and all adjacent routes that intersect with it at the same intersection as the verification route set. For example, the selection unit 122 selects a combination of the target route and all adjacent routes located within a predetermined area corresponding to a single intersection in a buffer generated from at least one of the starting or ending points of the target route as the verification route set. The verification unit 123 then inputs text information (prompts) to the generating AI, which includes the land value and price formation factor data for each of the three or more routes included in the verification route set, and instructions for collectively verifying the consistency of each land value, and obtains the text information output from the generating AI.

[0078] Furthermore, the verification route set does not have to be a combination of adjacent routes, but can also be a combination of routes that are separated from each other. For example, the selection unit 122 can select multiple standard residential lots that are separated from each other, set the routes of the roads in front of them as the verification route set, and verify the road value (standard residential lot price) for each. In this way, it becomes possible to adjust the prices between standard residential lots based on objective indicators before setting the road values ​​for all routes. At that time, the verification unit 123 can collect external information such as real estate transaction sites by web searches, etc., which makes it possible to compare not only the balance between road values ​​but also with actual market prices, enabling the calculation of more accurate road values.

[0079] As explained above, the land value verification device 100 verifies the consistency of each land value based on the price formation factor data for each land value. This enables the land value verification device 100 to verify land values ​​more appropriately.

[0080] Furthermore, the land value verification device 100 can verify all routes within the target area thoroughly, quickly, and uniformly by selecting mutually adjacent combinations as verification route sets for all routes within the target area. In addition, by sequentially confirming the consistency of land values ​​of mutually adjacent routes, even routes that are separated from each other will ultimately have their land values ​​confirmed, allowing for simple and efficient verification of the land value of each route. Therefore, the land value verification device 100 can significantly reduce the effort and time required for verification by the evaluator. Moreover, by using price formation factor data for each route, the land value verification device 100 can ensure uniformity of verification accuracy, reducing the burden on evaluators and ensuring fairness. Furthermore, the land value verification device 100 can reduce the maintenance costs of land values ​​and improve the overall efficiency of the verification process.

[0081] Those skilled in the art will understand that various changes, substitutions, and modifications can be made without departing from the spirit and scope of the present invention. For example, the embodiments and modifications described above may be combined as appropriate within the scope of the invention. [Explanation of Symbols]

[0082] 100 Land price verification device, 121 Acquisition unit, 122 Selection unit, 123 Verification unit, 124 Memory control unit, 125 Display control unit

Claims

1. An acquisition unit that acquires land value and price formation factor data for each of the multiple routes included in the target area, A selection unit that selects a combination of two or more routes from the aforementioned multiple routes as a set of routes to be tested, A verification unit that verifies the consistency of the respective land values ​​of each route based on the price formation factor data for each route included in the verification route set, and outputs the verification results, The system includes a storage control unit that stores the verification results in association with the verification route set, The acquisition unit acquires identification information of the lines adjacent to each of the plurality of lines, The selection unit, based on the identification information, selects a combination of mutually adjacent routes from among the multiple routes as the verification route set. A land price verification device characterized by the following features.

2. An acquisition unit that acquires land value and price formation factor data for each of the multiple routes included in the target area, A selection unit that selects a combination of two or more routes from the aforementioned multiple routes as a set of routes to be tested, A verification unit that verifies the consistency of the respective land values ​​of each route based on the price formation factor data for each route included in the verification route set, and outputs the verification results, The system includes a storage control unit that stores the verification results in association with the verification route set, The acquisition unit acquires the positional shape information of each of the multiple routes, The selection unit extracts combinations of mutually adjacent routes from among the multiple routes based on the position and shape information, and selects the extracted combinations of mutually adjacent routes as the verification route set. A land price verification device characterized by the following features.

3. An acquisition unit that acquires land value and price formation factor data for each of the multiple routes included in the target area, A selection unit that selects a combination of two or more routes from the aforementioned multiple routes as a set of routes to be tested, A verification unit that verifies the consistency of the respective land values ​​of each route based on the price formation factor data for each route included in the verification route set, and outputs the verification results, The system includes a storage control unit that stores the verification results in association with the verification route set, The verification unit inputs text information into the generating AI, which includes the land value and price formation factor data for each of the routes included in the verification route set, and instructions for verifying the consistency of the said land values. Based on the information output from the generating AI, the unit verifies the consistency of the said land values. A land price verification device characterized by the following features.

4. The verification unit inputs text information into the generating AI, which includes the land value and price formation factor data for each of the routes included in the verification route set, and instructions for verifying the consistency of the said land values. Based on the information output from the generating AI, the unit verifies the consistency of the said land values. A land price verification device according to claim 1 or 2.

5. The verification unit outputs, as the verification result, natural language indicating the consistency of the respective land values ​​for each of the routes included in the verification route set and the reason for such consistency. A land price verification device according to any one of claims 1 to 3.

6. The acquisition unit acquires the positional shape information of each of the multiple routes, The system further includes a display control unit that displays the verification results on a map representing the multiple routes based on the positional shape information. A land price verification device according to any one of claims 1 to 3.

7. Computers We obtain the land value and price formation factor data for each of the multiple routes included in the target area. From the aforementioned multiple routes, select a combination of two or more routes as a set of routes to be tested. Based on the price formation factor data for each of the routes included in the verification route set, the consistency of the respective land values ​​for each route is verified, and the verification results are output. This includes storing the verification results in association with the verification route set, In the acquisition described above, identification information of the adjacent routes to each of the multiple routes is acquired. In the selection described above, based on the identification information, a combination of mutually adjacent routes is selected from the plurality of routes as the verification route set. A method for verifying land values ​​characterized by the following features.

8. Computers We obtain the land value and price formation factor data for each of the multiple routes included in the target area. From the aforementioned multiple routes, select a combination of two or more routes as a set of routes to be tested. Based on the price formation factor data for each of the routes included in the verification route set, the consistency of the respective land values ​​for each route is verified, and the verification results are output. This includes storing the verification results in association with the verification route set, In the acquisition described above, the positional shape information of each of the multiple routes is acquired, In the selection process, based on the positional shape information, combinations of mutually adjacent routes are extracted from the plurality of routes, and the extracted combinations of mutually adjacent routes are selected as the verification route set. A method for verifying land values ​​characterized by the following features.

9. Computers We obtain the land value and price formation factor data for each of the multiple routes included in the target area. From the aforementioned multiple routes, select a combination of two or more routes as a set of routes to be tested. Based on the price formation factor data for each of the routes included in the verification route set, the consistency of the respective land values ​​for each route is verified, and the verification results are output. This includes storing the verification results in association with the verification route set, In the verification described above, text information including the land value and price formation factor data for each of the routes included in the verification route set, and instructions for verifying the consistency of said land values, is input to the generating AI, and the consistency of said land values ​​is verified based on the information output from the generating AI. A method for verifying land values ​​characterized by the following features.

10. We obtain the land value and price formation factor data for each of the multiple routes included in the target area. From the aforementioned multiple routes, select a combination of two or more routes as a set of routes to be tested. Based on the price formation factor data for each of the routes included in the verification route set, the consistency of the respective land values ​​for each route is verified, and the verification results are output. The computer is instructed to store the verification results in association with the verification route set. In the acquisition described above, identification information of the adjacent routes to each of the multiple routes is acquired. In the selection described above, based on the identification information, a combination of mutually adjacent routes is selected from the plurality of routes as the verification route set. A computer program characterized by the following features.

11. We obtain the land value and price formation factor data for each of the multiple routes included in the target area. From the aforementioned multiple routes, select a combination of two or more routes as a set of routes to be tested. Based on the price formation factor data for each of the routes included in the verification route set, the consistency of the respective land values ​​for each route is verified, and the verification results are output. The computer is instructed to store the verification results in association with the verification route set. In the acquisition described above, the positional shape information of each of the multiple routes is acquired, In the selection process, based on the positional shape information, combinations of mutually adjacent routes are extracted from the plurality of routes, and the extracted combinations of mutually adjacent routes are selected as the verification route set. A computer program characterized by the following features.

12. We obtain the land value and price formation factor data for each of the multiple routes included in the target area. From the aforementioned multiple routes, select a combination of two or more routes as a set of routes to be tested. Based on the price formation factor data for each of the routes included in the verification route set, the consistency of the respective land values ​​for each route is verified, and the verification results are output. The computer is instructed to store the verification results in association with the verification route set. In the verification described above, text information including the land value and price formation factor data for each of the routes included in the verification route set, and instructions for verifying the consistency of said land values, is input to the generating AI, and the consistency of said land values ​​is verified based on the information output from the generating AI. A computer program characterized by the following features.

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