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

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

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

[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 about the slope of the real estate, thereby calculating an evaluation value related to the asset value of the real estate. SAR is an abbreviation for Synthetic Aperture Radar.

[0004] WO 2023 / 126989

[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 comprehensively replace these evaluation items and thereby shorten the on-site survey.

[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.

[0007] The real estate appraisal device according to the present disclosure comprises a range acquisition unit that acquires a target range including the location of a target real estate based on appraisal target information that stores information about the target real estate, which is the real estate to be appraised; and an image analysis unit that acquires a remote sensing image having an observation range that includes the target range, and extracts real estate appraisal information that is information used to appraise the target real estate by performing image analysis on the remote sensing image, the real estate appraisal information including road-related information that indicates the positional relationship between the target real estate and the roads surrounding the target real estate.

[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.

[0009] 1 is a diagram showing an example of the configuration of a real estate appraisal device according to a first embodiment. FIG. 2 is a flow diagram showing an example of real estate appraisal processing, which is the operation of the real estate appraisal device according to the first embodiment. FIG. 3 is a diagram showing a list of various data of real estate appraisal information according to the first embodiment. FIG. 4 is a diagram explaining appraisal indexes for adjacent land boundaries included in the real estate appraisal information according to the first embodiment. FIG. 5 is a diagram explaining appraisal indexes for road access and frontage included in the real estate appraisal information according to the first embodiment. FIG. 6 is a diagram explaining appraisal indexes for the degree of land shape and land slope included in the real estate appraisal information according to the first embodiment. FIG. 7 is a flow diagram showing an example of update processing by an update unit according to the first embodiment. FIG. 8 is a diagram showing priority at the time of revaluation in the real estate appraisal device according to the first embodiment. FIG. 9 is a diagram showing an example of the configuration of a real estate appraisal device according to a fourth modification of the first embodiment. 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. FIG. 11 is a diagram showing an example of the configuration of a real estate appraisal device according to a second embodiment. FIG. 12 is a flow diagram showing an example of real estate appraisal processing, which is the operation of the real estate appraisal device according to the second embodiment. FIG. 13 is a diagram showing an example of the configuration of a real estate appraisal device according to a modification of the second embodiment.

[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. *** Description of Configuration *** Figure 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. A remote sensing image 521 is registered in the remote sensing image database 52.

[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 saves data. A specific example of the auxiliary storage device 922 is an HDD. The auxiliary storage device 922 may also be a portable storage medium such as an SD (registered trademark) memory card, CF, NAND flash, flexible disk, optical disk, compact disk, Blu-ray (registered trademark) disk, or 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 also 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 read into the processor 910 and executed by the processor 910. The memory 921 stores not only the real estate appraisal program but also the OS. 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 include 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 ​​utilized, 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 appraisal program may be provided by being stored in a computer-readable recording medium. Furthermore, the real estate appraisal program may be provided as a program product.

[0023] ***Explanation of Operation*** Fig. 2 is a flow diagram showing an example of real estate appraisal processing, 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 appraisal information 53 according to this embodiment. The operation of the real estate appraisal device 100 according to this embodiment will be explained using Figs. 2 and 3. The operating procedure of the real estate appraisal device 100 corresponds to a real estate appraisal method. Furthermore, a 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 the evaluation target information 50 storing information about the target real estate 31 from the user via the input interface 930. Alternatively, the range acquisition unit 110 may acquire location information about the target real estate 31 from the user via the input interface 930 and generate the evaluation target information 50 storing 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 about 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 storing information about the target real estate 31. 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, thereby generating the evaluation target information 50 storing information about the target real estate 31. Alternatively, the input interface 930 may, 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, the user may input the target lot number list to acquire information on the lot numbers. Then, the range acquisition unit 110 may generate evaluation target information 50 that stores information on the target real estate 31.

[0026] The input interface 930 may also acquire house number information of the target real estate 31 from a 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. 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 a user to input house number information, and the house number information may be acquired by the user inputting the house number information. 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 a user to input a target house number list containing multiple house numbers of the target real estate 31, and the house number information may be acquired by the user inputting the target house number 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.

[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 be composed of a single database. Alternatively, the real estate database 200 may be composed of databases related to multiple real estate 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 include 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 is 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 is 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 described in detail. In step S101, the range acquisition unit 110 accepts 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 property 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 property 31 to be evaluated via the input interface 930. The range acquisition unit 110 acquires location information of one or more target properties 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 the target range 51 including the location of the target property 31 based on the location information of the target property 31.

[0030] <Image Analysis Processing: Steps S102 and S103> In the image analysis processing, 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 appraisal information 53, which is information used to evaluate the target real estate 31. The real estate appraisal 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 surrounding 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 surrounding the target real estate 31. Details of the real estate appraisal information 53 will be described later.

[0031] The image analysis process will be described in detail below. In step S102, the image analysis unit 120 searches the remote sensing image database 52 to acquire a remote sensing image having an observation range that includes the target range 51. The remote sensing image database 52 stores remote sensing images, such as SAR satellite data obtained by observing and photographing the earth's surface using a SAR satellite. 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, the remote sensing image 521 is registered in the 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 area 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 area 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 appraisal information 53. The target real estate 31 has three patterns: <1> land only, <2> building only, and <3> both land and building. The image analysis unit 120 must extract real estate appraisal information 53 for each corresponding pattern, taking into account which of the three patterns <1> to <3> the target real estate 31 corresponds to. For this reason, for example, the image analysis unit 120 extracts, in accordance with the parcel number information of the target real estate 31, real estate appraisal information 53 including, as building information 2000, the presence or absence of buildings within the target range 51 around the location information corresponding to the parcel number information, and, if a building exists, information about the building (such as the building's area, shape, roof condition, building height, and exterior condition). Furthermore, in accordance with the house number information of the target real estate 31, the image analysis unit 120 extracts, in accordance with the house number information of the target real estate 31, real estate appraisal information 53 including, as land information 2010, information about land within the target range 51 around the location information corresponding to the house number information. In addition, in the case of pattern <2>, 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 real estate appraisal information 53 including, as road-related information 221, information indicating the road accessibility between the target real estate 31 and surrounding roads. The image analysis unit 120 also extracts real estate appraisal information 53 including, as road-related information 221, information indicating the frontage of the target real estate 31. The image analysis unit 120 also extracts real estate appraisal 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. The image analysis unit 120 also extracts real estate appraisal information 53 including at least one of information regarding the target real estate 31, the degree of land shaping, the slope of the land, the state of surrounding high-voltage lines, the state of surrounding power lines, the presence or absence of surrounding roads, the width of surrounding roads, and the surrounding housing density.

[0037] The image analysis unit 120 may extract, as the real estate appraisal information 53, information that combines at least two or more of the following various data: the building area, shape, roof condition, and exterior condition from the real estate condition information 21; and the road access condition, neighboring land boundary, frontage, land shape, land slope, high-voltage line condition, power line condition, presence or absence of surrounding roads, width of surrounding roads, and surrounding residential density from the real estate surrounding information 22. Hereinafter, the high-voltage line condition and power line condition are also referred to as the high-voltage line / power line condition. Alternatively, the image analysis unit 120 may extract, as the real estate appraisal information 53, information on at least one of the various data in the real estate condition information 21 and the real estate surrounding information 22. Furthermore, the image analysis unit 120 may comprehensively extract all of the information on the various data in the real estate condition information 21 and the real estate surrounding information 22.

[0038] The various data in the real estate appraisal information 53 will be described below using FIG. 3 . The various data in the real estate appraisal information 53 are data that serve as evaluation items when evaluating the target real estate 31. The real estate condition 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 line and power line condition 250, presence or absence of surrounding roads 251, width of surrounding roads 252, and surrounding residential density 253. As described above, the road access condition 245 and 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. The various data in the real estate appraisal information 53 described above are merely examples, and other information related to the real estate may also be included.

[0039] The image analysis process will be described in detail below. 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 various data in the real estate appraisal information 53 are defined as follows: (1) Area 241: Information obtained by confirming the area of ​​the building and land. (2) Shape 242: Information obtained by confirming the shape of the building and land. (2-1) Height 254: Information obtained by confirming the height of the building. The image analysis unit 120 performs the following operations for the target real estate 31 in three patterns: <1> land only, <2> building only, and <3> both land and building. For <2> and <3> buildings, the image analysis unit 120 interprets the outline of the building to obtain its shape and area. The height of the building is obtained, for example, using stereoscopic vision or information on the signal phase difference of SAR (synthetic aperture radar). For <1> and <3> land, the image analysis unit 120 interprets the outline of the land boundary to obtain its shape and area. Land boundaries are obtained by detecting hedges, walls, fences, etc. Other information is also estimated by referencing information on 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 building roof from above. (4) Exterior Condition 244: Information obtained by checking the exterior condition of the building. (5) Road Access Condition 245: Road access condition is information obtained by checking the connection condition between the road and the property. The image analysis unit 120 extracts the road and the target property 31 in the target range 51 from the remote sensing image. The image analysis unit 120 analyzes the positional relationship between the target property 31, such as land or a building, and the road adjacent to the target property 31. Based on the analysis results, the image analysis unit 120 extracts the target property 31 and the road, i.e., the road access condition with the road. The road access condition 245 is information indicating whether the target property 31 is adjacent to a road. (6) Adjacent Property Boundary 246: Information obtained by checking the boundary with the adjacent property. The adjacent property boundary 246 is information indicating whether any features, such as buildings or plants, protrude from the boundary. (7) Frontage 247: The frontage is information obtained by checking the frontage of the property to adjacent roads. The image analysis unit 120 extracts roads in the target range 51 and the target property 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) Land Shape Degree 248: The shape degree is information obtained by checking the degree of obstruction to effective use of the actual shape of the property. (9) Land Slope 249: Information obtained by checking the slope of the land. (10) High-Voltage Wire / Electric Wire Status 250: Information obtained by checking changes such as new installation or route changes of high-voltage wires / electric wires. Here, high-voltage wires refer to cables connected to steel towers, and what is simply referred to as electric wires refers to cables connected to utility poles. The status of high-voltage lines and electric wires 250 is information related to the height restrictions of the target real estate 31. (11) Presence or absence of surrounding roads 251: Information obtained by checking whether there are roads in the vicinity. (12) Thickness of surrounding roads 252: Information obtained by checking the thickness of surrounding roads.(13) Surrounding residential density 253: Information obtained by checking the surrounding residential density.

[0042] Other information that can be included in the various data of the real estate evaluation information 53 includes information about cliff and slope land. The cliff and slope land is information that can be obtained by checking whether or not there is cliff or slope land within the real estate.

[0043] The various 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 described in more detail below.

[0044] <Regarding Buildings> In addition to the information (1) to (4) above, information on buildings, such as whether they have been expanded, remodeled, or damaged, and whether the exterior or repair status has been confirmed, can be obtained through image analysis processing. Checking for unregistered buildings, etc., also includes checking for signs indicating construction plans. In the image analysis processing, 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 expansions and renovations. Furthermore, the image analysis unit 120 may use remote sensing images captured from an oblique angle in order to check the exterior or repair status.

[0045] <Regarding Boundaries> As described above, the information on (6) the neighboring land boundary 246 includes information on whether the building crosses the boundary. For this reason, in the image analysis process, it is preferable for the image analysis unit 120 to use remote sensing images captured from directly above. In the image analysis process, the image analysis unit 120 extracts boundary polygons from the cadastral map and performs a process of overlaying them on the remote sensing image to determine whether the building crosses the boundary. Furthermore, the information on (6) the neighboring land boundary 246 includes information on whether the boundary is consistent with the cadastral map. In this case, too, in the image analysis process, the image analysis unit 120 extracts boundary polygons from the cadastral map and performs a process of overlaying them on the remote sensing image to determine whether the boundary is consistent with the cadastral map.

[0046] <Regarding Road Accessibility and Frontage> (5) Road Accessibility 245 and (7) Frontage 247 specifically include information indicating the road accessibility status. The information indicating the road accessibility status determines whether the road accessibility status is 2 meters or more, whether 2 meters or more is secured in the recessed portion, whether 2 meters or more is secured in a single area, or whether the road is constricted by an alley and does not secure 2 meters or more of effective road accessibility. In the image analysis process, the image analysis unit 120 acquires information indicating the road accessibility status by analyzing the positional relationships between extracted features or the positional relationships between roads and features. The image analysis unit 120 also acquires information indicating the road accessibility status by extracting boundary polygons from the cadastral map and superimposing them on a 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 performed based on predetermined evaluation indicators 41. The evaluation unit 130 then creates an evaluation report 54 that shows the evaluation results. Evaluation items in the evaluation report 54 are, for example, various data of the real estate condition information 21 and the real estate surrounding information 22 shown in FIG. 3. The evaluation report 54 may include at least one piece of data from the various pieces of data in the real estate condition information 21 and the real estate surrounding information 22. Alternatively, the evaluation report 54 may include multiple pieces of data from the various pieces of data in the real estate condition information 21 and the real estate surrounding information 22. Alternatively, the evaluation report 54 may comprehensively include all of the various pieces of data in the real estate condition information 21 and the real estate surrounding 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 land parcel numbers "1, 2." In the upper row, the building is contained within multiple land parcel numbers "1, 2," and the evaluation is "OK." In the lower row, the building extends into land parcel number "3," and the evaluation is "NG." For example, with regard to border crossing, the evaluation amount may be reduced as necessary. However, minor border crossings or border intrusions (crossings from neighboring land) may be evaluated individually, for example, by deducting the border crossing or border intrusion portions.

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

[0051] The bottom section of Figure 5 shows patterns for which a reduction in assessed value is considered. In the bottom left diagram, although the road frontage is more than 2m, it is set back in a way that does not secure more than 2m, resulting in a reduction in assessed value. In the bottom center diagram, the total road frontage is more than 2m, but a single road frontage of more than 2m is required, resulting in a reduction in assessed value. In the bottom right diagram, although the road frontage is 2m, it is narrowed by an alley, and effective road frontage of more than 2m is not secured, resulting in a reduction in assessed value. The bottom right diagram shows that the effective road frontage is approximately 1.4m. There are also roads that are not recognized as road frontage, 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 land slope 249 included in the real estate evaluation information 53 according to this embodiment. The reference example in Fig. 6 shows an irregularly shaped piece of land. Typical examples of land that are negatively evaluated as irregularly shaped are as follows: - Land that is not square, making it difficult to build on - Land with narrow frontage that makes it difficult to access the road

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

[0054] The evaluation indicators for sloping land are as follows: - Is the adjacent road well maintained and easy to access? - Are there any steps between the adjacent road and the land? - Are there any obvious slopes or steps within the site that would make it difficult to use? - Are there any other difficulties in land use due to the slope?

[0055] The following describes other evaluation indices 41. Regarding roads, the road accessibility, the presence or absence of surrounding roads, and the width of surrounding roads are included in the evaluation indices 41 as to whether the road accessibility conditions stipulated by the Building Act are met.

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

[0057] <Update Processing: Step S105> Fig. 7 is a flow diagram showing an example of update processing by the update unit 140 according to this embodiment. In the update processing, the update unit 140 compares 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, this 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 there are any items for which information has not been set among the information about the target real estate 31 registered in the evaluation target information 50. If there are any items 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 to be used to confirm items for which information has not been set during the 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 used by the user for the on-site inspection. The support information 56 includes, for example, location information of the target real estate 31 and information on the inspection items to be inspected on-site. Note that the update unit 140 may also similarly create support information 56 for items for which information has not been set among the information on the target real estate 31 registered in the real estate database 200.

[0062] As described above, the appraisal unit 130 creates an appraisal report 54 for the target real estate 31 already registered in the appraisal target information 50 or the real estate database 200. Furthermore, the update unit 140 creates update information 55 for updating the appraisal target information 50 or the real estate database 200 to the latest information, as necessary. Furthermore, for information that is not set in the appraisal target information 50 or the 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 inspection.

[0063] Fig. 8 is a diagram showing the priorities at the time of revaluation 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 revaluation of the target real estate 31. As shown in Fig. 8, it is preferable to set the priorities at the time of revaluation as follows, for example. Evaluation items with "high" priority: building extensions and renovations Evaluation items with "medium" priority: road access, boundary with neighboring land, condition of high-voltage lines and electric wires Evaluation items with "low" priority: slope of land

[0064] The above priority order is an example. Priorities for revaluation using satellite images may be set based on the frequency of fluctuations and the impact on security interests and assessed value at the time of fluctuations, and other priorities may also be set.

[0065] ***Other Configurations*** <Variation 1> The image analysis unit 120 may acquire multiple remote sensing images as the remote sensing images. The multiple remote sensing images may be remote sensing images from different periods, for example, two periods. The image analysis unit 120 extracts changes between the multiple remote sensing images and extracts real estate appraisal information 53 based on the image changes. Alternatively, the image analysis unit 120 may reflect the image changes in the multiple extracted remote sensing images in an appraisal report. Alternatively, the image analysis unit 120 may provide feedback to the real estate appraisal process using the image changes in the multiple extracted remote sensing images.

[0066] Methods of providing feedback using changes in images include outputting only the presence or absence of changes (such as an alert), and measuring and outputting numerical and non-numerical information after the changes through analysis. 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 issuing an alert when an image change occurs is described below. 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. An alert can also be issued when there is a change in the boundary or road access of a piece of land corresponding to a specific parcel number. This alert can be used to conduct a manual field survey or check the certified copy of the land register and survey drawings at the local government office only if there is any change in the boundary or road access of the adjacent parcel. Alternatively, detailed analysis by a person of satellite imagery can be performed to narrow down the scope of manual field surveys or satellite image analysis, allowing for efficient and rapid confirmation of changes and efficient field surveys.

[0068] This section explains another example of issuing an alert when an image change occurs. For example, by specifying a specific parcel number, an alert can be generated to detect time-series changes in images for that parcel number. In addition to changes like the one in the example above, an alert can also be issued when there is a discrepancy between the legal width and the current width of the roads adjacent to the land boundary and surrounding roads, or when the road on the map is misaligned with the current road. This alert can be used to detect any changes in the road access, potentially indicating an error in the official map or survey map itself, or that the road access itself, adjacent land, or land corresponding to a specific parcel number may have changed. As with the example above, this allows for efficient and rapid confirmation of 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 multiple remote sensing images used to observe changes in the image 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 based on the comparison result, extract the real estate appraisal information 53. By comparing the cadastral map information with the remote sensing image, the image analysis unit 120 extracts changes in the remote sensing image and extracts the real estate appraisal information 53 based on the changes in the image.

[0071] <Variation 3> The image analysis unit 120 may acquire geospatial information including the target range 51 and extract real estate appraisal information 53 using the remote sensing image and the geospatial information. The geospatial information may be, for example, GIS information. GIS is an abbreviation for Geographic Information System. The geospatial information may also be three-dimensional point cloud data, which is information about features obtained by a technique such as MMS. MMS is an abbreviation for Mobile Mapping System. By using the geospatial information, more accurate real estate appraisal information can be obtained.

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

[0073] The following location coordinates are set in advance and linked to the GIS information: - Location coordinates of the address corresponding to the lot number, and the representative point or reference point (public reference point, etc.) on the certified copy of the land register and building plan corresponding to the lot number - Location coordinates of the representative point or reference point corresponding to the lot number on the survey plan (plot survey map or public survey, etc.) or land area survey map (Article 77 of the Real Estate Registration Regulations) - Location coordinates of the representative point or reference point corresponding to the lot number on the public map or Article 14 map

[0074] These location coordinates are preferably expressed in a world geodetic system such as WGS84, but may also be latitude / longitude / elevation information expressed in the Japanese geodetic system or a plane rectangular coordinate system. The representative point or control point may be a certified reference point, which is the coordinate value of a parcel boundary point determined by surveying based on basic triangulation points, etc. The representative point or control 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 a parcel boundary point, the coordinates of an embedded (installed) boundary marker or boundary point, the intersection of a boundary line with an adjacent parcel or road, or a representative point of a land classification within a parcel.

[0075] Alternatively, map data used in a navigation device may be used simply as the GIS information. In this case, the approximate position 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, associated, or linked to the position of the land registry, cadastral map, or survey drawing. The reference position in the satellite image data is a reference position in the satellite image, such as a GCP acquired in the satellite image, or the coordinates of the intersection where an imaging designated point or line of sight axis captured or acquired by a satellite-mounted camera or radar intersects with the ground 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 a representative point or control point corresponding to the parcel number obtained by the GIS information, the reference position in the satellite image data is compared, associated, or linked to the position of the land registry, cadastral map, or survey drawing.

[0077] In addition, in the case of a new evaluation, coordinates obtained by a new survey may be used to newly store location coordinate information corresponding to the parcel number in the GIS information. In this case, coordinates may be obtained by public surveying. The surveying may involve positioning using a GNSS receiver. GNSS is an abbreviation for Global Navigation Satellite System. For example, equipment specified in Article 93 of the Ministry of Land, Infrastructure, Transport and Tourism's Land Readjustment Project Surveying Work Regulations may be used. This can be accessed at "https: / / www.mlit.go.jp / crd / city / sigaiti / materials / sokuryou / sagyoukitei.pdf". Alternatively, the "vehicle-mounted photo laser surveying" (e.g., MMS) defined in the "Standards for Operational Regulations" may be used (see "https: / / psgsv2.gsi.go.jp / koukyou / junsoku / pdf / R5 / R5_junsoku.pdf"). Alternatively, the "Public Surveying Manual Using LidarSLAM Technology" may be used (see "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 parcel number, they can be obtained by new surveying, or an approximate location corresponding to the parcel number can be obtained using map data used in navigation devices. In this case, a "reference position in a satellite image" including the target area corresponding to the approximate location can be referenced, and a satellite image corresponding to that reference position can be referenced. A relative comparison can be made between the reference satellite image and the outline or surrounding environment of a public map, survey map, or building plan. This comparison can be used to measure the coordinate location of the neighboring boundary or road access of the land corresponding to the parcel number.

[0079] Satellites can improve operational efficiency and enable comprehensive investigations. 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 encompass a target area 51 including a specific parcel address in a single imaging session 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's onboard imaging device may pass through a predetermined position at the specific parcel address. The satellite's onboard 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 to, height of, or location of a specific feature, such as a power line suspended from a steel tower or utility pole. The satellite may also capture an image of a target area 51 corresponding to multiple specific parcel addresses during one imaging session as it passes through a predetermined orbit.

[0080] <Modification 4> Fig. 9 is a diagram showing an example of the configuration of a real estate appraisal device 100 according to Modification 4 of this embodiment. In addition to the configuration of Fig. 1, the real estate appraisal device 100 according to Modification 4 of this embodiment has evaluation item list information 57 stored in the storage unit 150. 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, for example, various data of the real estate appraisal information 53 shown in Fig. 3 is 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, image analysis unit 120, evaluation unit 130, and update unit 140 are realized by software. As a variation, the functions of the range acquisition unit 110, image analysis unit 120, evaluation unit 130, and update unit 140 may be realized by hardware. Specifically, the real estate appraisal device 100 includes an electronic circuit 909 instead of the processor 910.

[0083] FIG. 10 is a diagram showing an example of the configuration of a real estate appraisal device 100 according to a fifth modification of this 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 appraisal 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 multiple electronic circuits.

[0085] As another modification, some of 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 electronic circuits, and the remaining functions may be realized by software. Also, some or all of 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 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 Effects of the Present Embodiment*** As described above, the real estate appraisal device 100 according to the present embodiment can comprehensively substitute evaluation items for a target real estate using remote sensing images. This can reduce the need for on-site inspections. Furthermore, the real estate appraisal device according to the present embodiment can automate the process of evaluating a target real estate and creating an appraisal report. As described above, the real estate appraisal device 100 according to the present embodiment can automate and one-stop the process of evaluating property value, thereby achieving efficiency in terms of time and cost involved in the process. Furthermore, the real estate appraisal device 100 according to the present embodiment can extract various data on real estate condition information and real estate surrounding information by analyzing remote sensing images. 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 analyzing 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 update the information in the real estate database using the latest real estate appraisal information and create support information for on-site inspections of information that could not be automatically acquired. Therefore, the real estate appraisal device 100 according to this embodiment allows users to know the evaluation items that require on-site inspections and comprehensively acquire the necessary 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 (direction, road width, and if there is a river between the road and the property, the status of the bridge over it (including permit status), etc.), boundary changes, the presence or absence of unregistered buildings, the disappearance of registered properties, the slope / steps on the property, and the condition of the cliff. Typically, the property cannot be entered, so it can only be viewed from the outside. Factories and other structures can only be viewed from afar due to potential problems. 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 embodiment 1 will be mainly described. In this embodiment, components having the same functions as those in embodiment 1 will be assigned the same reference numerals, and descriptions thereof will be omitted.

[0092] ***Description of Configuration*** Figure 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 in Figure 11 includes a comparison determination unit 160 in addition to the configuration of the real estate appraisal device 100 in Figure 1. Furthermore, range status information 58 is stored in the storage unit 150.

[0093] ***Explanation of Operation*** Fig. 12 is a flow diagram showing an example of real estate appraisal processing, 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. 2. Note that in step S102, as described in Modification 1, the image analysis unit 120 acquires remote sensing images from one time period or multiple time 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 time period or multiple time periods, including the most recent observation time period, in order to update the real estate evaluation information to the most recent.

[0095] <Comparison and Determination Process: Step S114> In the comparison and determination process, the comparison and determination unit 160 compares the real estate appraisal information 53 with the range status information 58. The comparison and determination unit 160 determines whether there is a change between the real estate appraisal information 53 and the range status information 58. Specifically, this 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 / determination unit 160 may use the image analysis results (range status 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 status information 58, and compare the real estate evaluation information 53 with the range status 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 (area status information example 3), which is real estate boundary information, as the area status information 58, and compare the real estate appraisal information 53 with the area 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 status information example 4) as range status information 58, and compare the real estate appraisal information 53 with the range status 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 appraisal information 53 and the range status information 58 when at least one of the following occurs: a 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 FIG. 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 by more than a predetermined 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. In addition, for example, when the qualitative data changes, the comparison determination unit 160 determines that a change has occurred.

[0103] <Update Processing: Step S150a> The processing of step S150a in Figure 12 is basically the same as step S150 in Figure 2. Here, a process that is added to the explanation of step S150 in Figure 2 will be described. If there is a change between the real estate evaluation information 43 and the area status information 58, the update unit 140 updates the evaluation target information 50 based on the change. Specifically, the update unit 140 updates the evaluation target information 50 using the content of the change and the current timestamp based on the timestamp information of the remote sensing image from the most recent 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 variation of this embodiment. The real estate appraisal device 100 of Fig. 13 includes an observation request unit 170 in addition to the configuration of the real estate appraisal device 100 of Fig. 11. In this variation of this embodiment, the observation request unit 170 transmits to a satellite an observation request 171 which is a request to observe an observation range including the target range 51.

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

[0106] ***Explanation of the Effects of the Present Embodiment*** As described above, the real estate appraisal device 100 according to the present embodiment is equipped with the above-mentioned comparison / determination unit and update unit. Therefore, the real estate appraisal device 100 according to the present 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 can avoid 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-described 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-described embodiments. Furthermore, the real estate appraisal device may not be a single device, but may be a system composed of multiple devices. Furthermore, multiple parts of the first and second embodiments may be combined and implemented. Alternatively, only one part of the first and second embodiments may be implemented. In addition, the first and second embodiments may be combined in any way, either as a whole or in part. In other words, in the first and second embodiments, the respective embodiments may be freely combined, or any component of each embodiment may be modified, or any component of each embodiment may 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.

[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 and 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 land boundary, 247 Frontage, 248 Regularity, 249 Slope, 250 Condition of high voltage lines and electric lines, 251 Presence or absence of surrounding roads, 252 Diameter 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 a 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 updating unit that updates the evaluation target information based on any change between the real estate evaluation information and the range status information; Equipped with The image analysis unit A real estate appraisal device that extracts real estate appraisal information for the target real estate corresponding to either only the land that exists within the target range, only the building that exists within the target range, or both the land and the building that exist within the target range, depending on the relationship between the land and the building within the target range.

2. A range acquisition unit that acquires a target range including the location of a target real estate based on evaluation target information that stores information about the target real estate that is a 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 updating unit that updates the evaluation target information based on any change between the real estate evaluation information and the range status 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 real estate evaluation device that specifies a specific parcel number and extracts time-series changes in images at the specific parcel number using the alert, or issues the alert if there is a change in the boundary with an adjacent land or road access on land corresponding to the specific parcel number.

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 time when the appraisal object information was acquired, 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; A real estate appraisal method in which a computer extracts real estate appraisal information for the target real estate that corresponds to either only the land that exists within the target range, only the building that exists within the target range, or both the land and the building that exist within the target range, depending on the relationship between the land and the building within the target range.

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 change between the real estate evaluation information and the range status information; A real estate evaluation program that causes a computer to execute the following: The image analysis process includes: A real estate appraisal program that extracts real estate appraisal information for the target real estate corresponding to either only the land located within the target range, only the buildings located within the target range, or both the land and the buildings located within the target range, depending on the relationship between the land and buildings within the target range.

13. A computer obtains 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 a collateral property to be evaluated, 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; A real estate evaluation method in which a computer specifies a specific parcel number and extracts time-series changes in images at the specific parcel number using the alert, or issues the alert if there is a change in the boundary with an adjacent land or road access on the land corresponding to the specific parcel number.

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 change between the real estate evaluation information and the range status 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 real estate evaluation program that specifies a specific parcel number and uses the alert to extract time-series changes in images for the specific parcel number, or issues the alert if there is a change in the boundary with an adjacent property or road access on land corresponding to the specific parcel number.

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 a collateral property to be evaluated; an image analysis unit that acquires remote sensing images from multiple periods including the most recent observation period, with an observation range including the target range, and performs image analysis on the remote sensing images to extract real estate appraisal information including road-related information indicating a 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; Equipped with The image analysis unit A real estate appraisal device that extracts real estate appraisal information for the target real estate corresponding to either only the land that exists within the target range, only the building that exists within the target range, or both the land and the building that exist within the target range, depending on the relationship between the land and the building within the target range.

16. A range acquisition unit that acquires a target range including the location of a target real estate based on evaluation target information that stores information about the target real estate that is a 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. A computer obtains 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 a collateral property to be evaluated, 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 real estate appraisal method in which a computer extracts real estate appraisal information for the target real estate that corresponds to either only the land that exists within the target range, only the building that exists within the target range, or both the land and the building that exist within the target range, depending on the relationship between the land and the building within the target range.

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 a plurality of periods including the most recent observation period, which have an observation range including the target range, and performing image analysis on the remote sensing images to extract real estate appraisal information including road-related information indicating a positional relationship between the target real estate and roads around 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 real estate evaluation program that causes a computer to execute the following: The image analysis process includes: A real estate appraisal program that extracts real estate appraisal information for the target real estate corresponding to either only the land located within the target range, only the buildings located within the target range, or both the land and the buildings located within the target range, depending on the relationship between the land and buildings within the target range.

19. A computer obtains 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 a collateral property to be evaluated, 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 a collateral property to be evaluated; an image analysis unit that acquires remote sensing images from multiple periods including the most recent observation period, with an observation range including the target range, and performs image analysis on the remote sensing images to extract real estate appraisal information including road-related information indicating a 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; Equipped with The image analysis unit A real estate appraisal device that uses a processor to acquire multiple remote sensing images as the remote sensing images, extracts changes between the multiple remote sensing images using image analysis, and extracts changes in the road-related information from the changes in the images.

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 a 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 updating unit that updates the evaluation target information based on any change between the real estate evaluation information and the range status information; A real estate evaluation device comprising: