System for real estate sales and rentals and relative exploitation method

Abstract

System for real estate sales and rentals and relative exploitation method. The system is supported by special software and hardware, which effectively solves the problems that normally arise in the sale and / or rental of real estate between seller, buyer and broker, comprising: - a server; - web interface; - a mobile App and / or WebApp; - A platform; - IoT device; - API connection interfaces. The system is adapted to resolve, in a similar manner, the problems connected to mediation in the sale and / or rental of pleasure boats and, more generally, of other movable property.

Description

[0001] “System for real estate sales and rentals and relative exploitation method”

[0002] Description

[0003] Field of the invention

[0004] The invention refers to the field of real estate sales and rentals management, by means of a process to streamline, innovate and improve the dynamics of contractual relationships that normally occur between real estate seller, buyer and broker (as well as between lessor, lessee and broker).

[0005] Prior art

[0006] The invention is presented as innovative and original since, in the state of the art, there is no real estate platform that offers the service described above: the entire system is innovative in itself, as conceived.

[0007] In the state of the art it is possible to find only platforms (immobiliare.it, for example) that undertake, in response to the advertiser's request, to put the same in contact with one or more real estate agencies to obtain a free evaluation of the real estate to be put up for sale, without however guaranteeing any conclusion of business.

[0008] Other companies are entering the market with business models that attempt to put real estate agencies in competition or put the latter in contact with real estate owners, but with a different business model from that of the present invention.

[0009] For example, the site “agenziaimmobiliare.it” is a platform that acts as an aggregator that allows the owner of the real estate to be sold and / or rented to compare up to four offers from real estate agencies (among those that are members of the platform), in order to be able to choose the one considered best.

[0010] Another player in the market, with a different business model in intermediating sales, is “klak.it”, the aim of which is to “replace” the agency and uses artificial intelligence algorithms to perform real estate assessment. Still another different business model is “yurakai.com”, a platform that exploits artificial intelligence to “match” supply and demand for real estate, with the aim of reducing the time that the broker spends in acquiring the assignment, or in searching for the real estate to sell. Finally, “dove.it” represents a mere online real estate agency, which does not receive intermediation commissions from the seller.

[0011] Patent US2024119546 is related to a multi-agency platform that provides a system for real estate agents to hire other real estate agents.

[0012] Patent WO03100692 instead provides a system that serves to keep track of the activities involved in the sale, purchase or rental of real estate, has a system and a method for managing and transferring real estate information, provides a system for tracking the activities of buyers and sellers.

[0013] Patent KR20070102979 provides a method and system for real estate sales on the Internet at the seller's center, in order to improve the quality of service and enable the seller to predominate brokerage negotiations, making the seller select and rate a real estate agent.

[0014] The object of the present patent application is instead to streamline, innovate and improve the contractual relationships that normally exist between real estate seller, buyer and broker. By means of an online platform and the related software and a dedicated hardware device, the present system allows the buyer and the seller to avail themselves of the service of brokers who are members of the platform, paying a commission which is significantly reduced with respect to what the market requires. A net reduction which, however, turns out to be less than proportional in practice for the broker who will be able to acquire a significant number of sales assignments, without any type of structural investment and / or operating cost to be paid to the platform.

[0015] The innovative and original profiles of the present invention emerge from a comparative examination between the state of the art and the objective of the invention.

[0016] Description of the invention

[0017] According to the present invention, a system for intermediated and non-intermediated real estate sales and rentals is created, supported by special software and hardware, which effectively solves the problems in the sale and / or rental of real estate between seller, buyer and broker.

[0018] With regard to the infrastructure part, the system includes a platform, composed of a server connected to the INTERNET, where the back-end software is installed. The programming language adopted is Python because it is flexible and suitable for the purpose, as a framework Django was adopted which is an efficient high-level structure based on Python.

[0019] The platform includes an loT device comprising chips for Wi-Fi and / or Bluetooth connectivity, a flash memory, in an embodiment one or more LED lights, one or more ports for USB connectivity. In an embodiment, such an loT device can be a smartphone.

[0020] The platform, in some embodiments, contains a web interface (front-end), in a version of the invention, an App and / or WebApp in a further version.

[0021] The server communicates with the devices via APIs (Application Programming Interfaces), and the communication occurs by means of encryption.

[0022] With regard to the implemented logic, it is a system that puts buyers, sellers and brokers in contact according to the scheme described above.

[0023] It should also be noted that, if neither the seller nor the broker requests the intermediation of a broker, the real estate transaction may be concluded without the intermediation of a broker. In extreme summary, and with the specifications that will be provided below, the platform:

[0024] - allows i) the seller to insert advertisements for the sale of real estate, ii) the potential buyer to express interest in the purchase and iii) the broker to express interest in the intermediation of real estate for which the intermediation of the broker is requested by the seller and / or the buyer;

[0025] - allows the broker, registered on the platform, to acquire the sales assignments made available by the same. In a version of the invention, the assignment of the task can occur in a random manner by the platform or by choice of the seller and / or the buyer him / herself;

[0026] - offers the functionality, to a buyer, a seller and / or a broker, to monitor one or more areas definable on a map related to real estate for sale;

[0027] - allows a seller to see prices of other sellers in a geographic area of interest;

[0028] - allows a buyer to see other real estate, with its related sales prices, in a given area of interest;

[0029] - allows a broker to see sale prices and real estate present in the area of interest;

[0030] - allows a broker to acquire the intermediation task, in the event that the seller and / or buyer have expressed the option for the intermediation of a broker;

[0031] - sends App and / or WebApp notifications related to new real estate added by a seller or to expressions of interest in real estate by a potential buyer or, possibly, acceptance or rejection of real estate proposals;

[0032] - in some versions, it allows the broker to receive notifications via LED, speaker and / or vibration of an loT device;

[0033] - in other versions, it allows the seller and / or buyer and / or broker, if the latter is physically located near real estate listed on the platform, to receive notifications via App / WebApp or via loT device, through a flashing LED, speaker or vibration.

[0034] The system must be considered the same for both the real estate sales sector and the rental sector (even short-term rentals, as there are no reasons to exclude them).

[0035] The system is also suitable for application in sectors other than real estate, for example the nautical sector.

[0036] In particular, the system represents:

[0037] - for the seller and buyer, the possibility of proposing themselves to the broker, with a contractual power that is significantly different from that which characterizes the usual and current commercial relations, also considering that the amount of the commission is an element to be considered scarcely negotiable;

[0038] - for the real estate broker, the possibility of reducing - or even eliminating - the investments and / or in any case the current expenses usually necessary for the acquisition of the sales assignment, since access to the platform is completely free. Even the possible and subsequent modification of this economic / contractual aspect (i.e., the request for a fee to access the services of the platform) would represent a non-significant expense with respect to those sustained by the broker in the prior state of the art, even through other online platforms.

[0039] The system is therefore proposed as a hub connecting the seller or lessor, the buyer or lessee and the network of brokers, which is embodied in the following steps:

[0040] SELLER (OR LESSOR) EXPERIENCE

[0041] - the seller / lessor registers on the platform;

[0042] - until registration on the platform has been completed, not all information related to the published real estate is available;

[0043] - registration requires acceptance and subscription to the relevant contractual conditions, which require the payment of a fee (which, for convenience, we will call commission), directly to the platform;

[0044] - in the opposite case, that is, if the seller decides not to use the service of a broker, nothing is owed to the platform by the seller himself (this contractual aspect may be subject to modification, without this compromising the innovative nature of the system);

[0045] - the seller uploads onto the platform, according to the methods established by the latter, photographs and data related to the real estate for sale or rent, which, in some versions of the invention, can be acquired automatically from any documents uploaded to the platform (for example, but not limited to, from land registry records in PDF format);

[0046] - if the seller requests the intermediation of a broker, the buyer "effectively suffers" this choice and, as a result, will benefit from the mediation service, in turn paying the relative commission for the service he / she has used but, always, at conditions that are considerably lower than what he / she normally pays on the market (for example, compared to the usual commission requested from the seller in the amount (for example) of 3% of the selling price of the real estate, the latter could pay only 1.50%, while the buyer, in compared to the usual commission of 4%, could pay only 2%);

[0047] - the seller can see the prices of other sellers in the geographical area of interest;

[0048] - the seller receives notifications (via App and / or WebApp and / or other methods, such as WhatsApp, Telegram, X, and / or other messaging, email or by means of loT device), for example, related to expressions of purchasing interest by the potential buyer and, if he / she has opted for the intermediation of a broker, related to the expression of interest in intermediation in the deal;

[0049] - in some versions of the invention, the seller can access, in his / her reserved area, a personalized “dashboard”, containing data and statistics regarding his / her real estate as well as transactions concluded by means of the platform;

[0050] - the seller undertakes to communicate to the platform the acceptance of the purchase proposal received from the potential buyer through the intermediary also by “uploading” the photograph of the proposal signed for acceptance;

[0051] - at this point, the platform (and thus the broker) mature the right to their respective commissions.

[0052] BUYER (OR LESSEE) EXPERIENCE

[0053] - the buyer / lessee registers on the platform;

[0054] - until registration on the platform has been completed, not all information related to the published real estate is available;

[0055] - expresses interest in purchasing (or renting) the real estate;

[0056] - where the seller has not already expressed it, the buyer can express the option for the intermediation of a broker and in this could pay, in the previous example, only 2% commission;

[0057] - registration requires the acceptance and signing of the contractual conditions, which provide for the payment of an intermediation fee (commission), directly to the platform, in the event that the buyer has expressed the option for the intermediation of the broker;

[0058] - if the real estate is sold by the seller to the buyer, without anyone having exercised the option for the intermediation of a broker, nothing is owed to the platform (this contractual aspect may be subject to modification, without this compromising the innovative nature of the system);

[0059] - receive notifications (via App and / or WebApp and / or other methods, such as WhatsApp, Telegram, X or other messaging, email or by means of loT device) of new real estate put up for sale in the geographical area of interest;

[0060] - in some versions of the invention, the buyer can access, in his / her reserved area, a personalized “dashboard”, containing data and statistics regarding his / her real estate as well as transactions concluded by means of the platform;

[0061] - the buyer undertakes to communicate to the platform the acceptance of the purchase proposal sent by the seller through the broker also by “uploading” the photograph of the proposal countersigned for acceptance;

[0062] - at this point, the platform (and thus the broker) mature the right to their respective commissions.

[0063] BROKER EXPERIENCE

[0064] - to register on the platform, the broker must accept the contractual conditions of the platform itself (including, by way of example, in addition to acceptance of the amount of the commission paid in the event of the conclusion of the deal through him / her, the duration of any exclusivity, the need to provide proof of the legal qualifications to be able to carry out the activity of broker as well as proof of the stipulation of professional liability insurance coverage);

[0065] - only once registered on the platform, the broker will be able to check which real estate for sale is still available, in order to request the assignment of the task;

[0066] - the platform may exercise the right to carry out an automatic and / or non-automatic verification, of form and / or merit, on the requirements of the broker requesting the assignment, aimed at allowing the registration thereof or cancellation;

[0067] - the possibility of granting the seller and / or buyer the possibility of choosing the broker from among those registered on the platform is not excluded;

[0068] - The system will allow the seller and buyer to leave feedback, expressing a rating (for example, by means of “stars” on a scale of 1 to 5) on the quality of the service provided to them by the broker and to refuse the assignment of the task acquired by a broker who has an average rating from users below a certain threshold (in the previous example, equal to or less than 3 “stars”).

[0069] - in some versions of the invention, the broker can access, in his / her own reserved area, a personalized “dashboard”, containing data and statistics regarding the transactions he / she has intermediated by means of the platform;

[0070] - the broker undertakes to communicate to the platform the acceptance of the purchase proposal sent by the buyer to the seller through him / her, also by “uploading” the photograph of the proposal countersigned for acceptance;

[0071] - at this point, the platform (and thus the broker) mature the right to their respective commissions.

[0072] Below is a description of the platform software that accompanies the process / system:

[0073] - until there is a match between the seller's request to use a broker, the potential buyer's expression of interest in the real estate put up for sale by the former and the broker's expression of interest in mediating the deal, none of the parties (seller, buyer, broker) is aware of the personal details and contact details of the other parties, as well as information on the precise location of the real estate;

[0074] - in some versions of the invention, the platform informs users that for a given real estate there is in any case a broker, among those registered, who has been entrusted with the task of acting as a broker as well as one or more potential buyers, among those registered, who have expressed interest in purchasing it, anonymously, without providing any personal details of the parties involved in this process;

[0075] - when said match occurs, the platform notifies all or some of the parties of the process (by means of App and / or WebApp notification and / or email and / or WhatsApp, Telegram, X and / or loT device, and / or other messaging) by sending all contact information. At this point, the parties will be free to contact each other according to the contractual conditions established with the platform, arrange visits to the real estate and complete negotiations for the conclusion of the deal, through the assigned broker;

[0076] - the platform, upon conclusion of the sale, collects the sums directly from the parties (seller and buyer), transferring the proper share to the broker; - in the case of “non-intermediated” sales, the platform will put the seller and potential buyer in contact exclusively, who will independently conclude the sale.

[0077] The operating logics described are included in the exploitation method of the system of the present invention. The method comprises the following phases:

[0078] - data, photo, video upload phase of real estate in which a seller registered on the platform uploads said data related to real estate to be sold; said data upload being carried out through said web interface and / or said App and / or WebApp;

[0079] - seller choice phase, in which said seller chooses whether to mediate his / her sale through a broker registered on said platform;

[0080] - acquisition phase of the assignment by the broker previously registered on the platform. Said choice phase can have a positive or negative outcome based on the seller's choice to rely on a broker for the sale or not. As previously mentioned, the possibility of assigning the task using other methodologies cannot be excluded (selection of the name and / or based on other criteria of the seller or buyer, random assignment by the platform, assignment according to other criteria);

[0081] - definition phase of the buyer's choice, in which the latter - where the seller has not already expressed the option through the intermediation of a broker - chooses whether to independently exercise this option.

[0082] The advantages offered by the present invention are evident in the light of the description presented thus far and will be even clearer thanks to the attached figures and the related detailed description.

[0083] The invention will be described hereinafter in at least a preferred embodiment by way of nonlimiting example with the aid of the appended figures, in which:

[0084] - FIGURE 1 shows a hardware and software diagram of a system according to the present invention;

[0085] - FIGURE 2 illustrates a real estate purchase and sales process, where the relationships between a platform 10, seller 5, buyer 6 and broker 7 according to the present invention are set out;

[0086] - FIGURE 3 shows a schematic view of an loT device 4 that sends a notification to the broker assigned to the task;

[0087] - FIGURE 4 shows a block diagram representative of a method 100 of exploiting a system according to the present invention.

[0088] Detailed description of the invention

[0089] The present invention will now be illustrated by way of a purely non-limiting or binding example, resorting to the figures which illustrate some embodiments with respect to the present inventive concept.

[0090] With reference to FIG. 1, the system consists of a server 1 where the back-end software is installed. The programming language adopted is Python because it is flexible and suitable for the purpose, as a framework Django was adopted which is an efficient high-level structure based on Python.

[0091] The system also includes a web interface 2, in a version of the invention, an App 3 and / or WebApp 3 and in a further version an loT device 4 to be provided to brokers and / or sellers and / or buyers or to anyone who registers on the platform.

[0092] The server 1 communicates with the devices via APIs (Application Programming Interfaces), and the communication occurs by means of encryption.

[0093] The main process, in the case of buying and selling real estate, is diagrammed in FIG. 2, representing three possible circumstances, alternative to each other.

[0094] FIRST HYPOTHESIS

[0095] Neither the buyer 6 nor the seller 5 requests mediation.

[0096] - In this case nothing is owed by the seller 5, while the buyer 6 i) pays the platform 10, by means of the application of the web interface 2 or by means of the App 3 and / or WebApp 3, a commission Y%, (which by way of non-limiting and non-binding example may be equal to 1.00% of the price at which the sale was completed, according to the law), or ii) pays nothing (in which case said commission Y% is equal to 0%), depending on the percentage settings of the system or the contractual conditions signed. In the event of payment of a commission by the buyer 6 alone, this remains at the exclusive availability of the platform for the entirety or for the amount that will be contractually determined.

[0097] SECOND HYPOTHESIS

[0098] The seller 5 requests mediation and, as a result, the buyer 6 also benefits from it and will therefore be required to pay him / her for the part for which he / she is responsible.

[0099] - In this case, the seller 5 pays the platform 10, by means of the web interface application

[0100] 2 or by means of the App 3 and / or WebApp 3, a commission X% (which by way of nonlimiting and non-binding example may be equal to 1.50%) and the buyer 6 pays a commission Y% (by way of non-limiting and non-binding example, said commission Y% may be equal to 2.00%).

[0101] - The platform 10 thus receives a total commission which, again in the non-limiting and non-binding example, is equal to 3.50% overall: of this commission, again in the nonlimiting and non-binding example, the platform 10 retains 1.00%, "passing on" the remaining 2.50% (commission Z%) to the broker 7 (the assignee of the task).

[0102] THIRD HYPOTHESIS

[0103] Only the buyer 6 requests mediation, since the seller 5 has not exercised this option.

[0104] - In this case the buyer 6 pays the commission Y% (which as a non-limiting and nonbinding example may be equal to 2.00%).

[0105] - The platform 10 thus receives a total commission which, again in the non-limiting and non-binding example, is equal to 2.00% overall: of this commission, again in the nonlimiting and non-binding example, the platform 10 retains 1.00%, "passing on" the remaining 1.00% (commission Z%) to the broker 7 (the assignee of the task).

[0106] As regards rentals, the scheme remains identical for both variants. According to various embodiments of the invention, different values are used for the percentages X%, Y%, Z%, which may be greater than, equal to or less than those reported in the previous examples.

[0107] These commissions are shown by way of example, and must be set in the system configurations, if necessary also according to the city in which the real estate is located, or the change in commissions applied by the market or for any other and further reason.

[0108] Below is an example of system use by the various actors, as depicted in FIG 2.

[0109] Seller or lessor 5 experience: details

[0110] - he / she decides to sell (or rent) real estate he / she or someone else owns, where he / she has legal grounds or in any case the relevant authorization;

[0111] - to proceed in this manner, he / she must register on the platform 10 (front-end); submitting his / her personal data and any other data that will be requested (for example, but not limited to, bank details that may allow and / or facilitate the payment of commissions to the platform 10) and signing the consent to the processing and use of data, for the uses permitted by law;

[0112] - registration on the platform 10 requires acceptance and subscription to the relevant contractual conditions, with signature to be affixed by means of SPID, OTP, digital identity card and / or other digital identity;

[0113] - until registration on the platform 10 has been completed, not all information related to the real estate is available or usable for the web user, in this case the seller 5;

[0114] - he / she browses using the contents of the platform 10, being able to compare the prices of similar real estate in the geographical area of the real estate to be sold, the related proposals to buyers and acceptance or rejection of such proposals;

[0115] - the real estate he / she intends to put up for sale is uploaded and with it all the data, photographs, videos necessary for this purpose and in accordance with the guidelines of the platform 10;

[0116] - he / she receives from the platform 10, free of charge (or other legal title, free loan for use, rental, etc.) the dedicated loT device 4;

[0117] - at this point, as a last action, he / she decides whether or not to express the option for the intermediation of a broker 7;

[0118] - if the intermediation of a broker 7 is requested, the platform 10 or the sales announcement will provide evidence of this choice, so that a broker 7, among those registered on the platform 10, can acquire the assignment, whose contractual conditions (including: exclusive right and duration) are preliminarily accepted by all the parties involved in the process (seller 5, buyer 6, broker 7) as a prerequisite for registration on the platform 10; web users are therefore aware that the intermediation of a broker 7 has been requested for that real estate put up for sale, without yet knowing their identity;

[0119] - in the opposite case in which the intermediation of a broker 7 is not requested, the sales announcement will provide evidence of this and web users are therefore aware that the intermediation of a broker 7 has not been requested for that real estate put up for sale;

[0120] - undertakes to communicate to the platform 10 both the acceptance of the purchase or rental proposal received through the broker 7 and the stipulation of the deed of sale, according to the methods defined by the platform 10 (by way of non-binding example, by means of flags to be placed on pre-established text fields and / or uploading of the photograph of the countersigned proposal and / or deed of sale and / or a scan of the countersigned proposal and / or the deed of sale).

[0121] Buyer or lessee experience 6: details he / she registers on the platform 10 (front-end); to proceed in this manner, he / she must review his / her personal data and any other data that will be requested (for example, but not limited to, bank details that may allow and / or facilitate the payment of commissions to the platform) and signing the consent to the processing and use of data, for the uses permitted by law; registration on the platform requires acceptance and subscription to the relevant contractual conditions, with signature to be affixed by means of SPID, OTP, digital identity card and / or other digital identity; until registration on the platform 10 has been completed, not all information related to the real estate is available or usable for the web user, in this case the buyer 6; he / she receives from the platform 10, free of charge (or other legal title, free loan for use, rental, etc.) the dedicated loT device 4; once the real estate of interest has been identified, the user expresses his interest by "clicking" on the real estate; at this point, web users are aware of the fact that the real estate put up for sale has been optioned by a potential buyer 7; he / she undertakes to communicate to the platform 10 both the acceptance of the purchase or rental proposal received by the seller 5 through the broker 7 and the stipulation of the deed of sale, according to the methods defined by the platform 10 (by way of nonbinding example, by means of flags to be placed on pre-established text fields and / or uploading of the photograph of the countersigned proposal and / or deed of sale and / or a scan of the countersigned proposal and / or the deed of sale).

[0122] Broker experience 7: details

[0123] - he / she registers on the platform 10 (front-end);

[0124] - to proceed in this manner, he / she must review his / her personal data and any other data that will be requested (for example, but not limited to, bank details that may allow and / or facilitate the payment of commissions to the platform) and signing the consent to the processing and use of data, for the uses permitted by law;

[0125] - registration on the platform requires acceptance and subscription to the relevant contractual conditions, with signature to be affixed by means of SPID, OTP, digital identity card and / or other digital identity;

[0126] - in particular, the broker must upload his / her professional liability insurance policy to the same and / or indicate the related details and / or issue a declaration in lieu of a sworn statement regarding his / her qualification, indicating the details of his / her registration in the register of real estate brokers as well as the existence of the professional and moral prerequisites and requirements to carry out the activity of broker. Periodically, the broker must update this data, under penalty of exclusion from the platform 10 and therefore from the list of subjects who can operate through him / her;

[0127] - only once registered on the platform 10, the broker 7 will be able to check which real estate for sale is still available in order to request the assignment of the task or proceed in this sense;

[0128] - he / she receives from the platform 10, free of charge (or other legal title, free loan for use, rental, etc.) the dedicated loT device 4;

[0129] - By means of the loT 4 device, he / she is notified of any changes that may be made to the content of the platform 10 (for example, but not limited to, new advertisements published, changes to advertisements, etc.) according to the policy chosen by the platform 10;

[0130] - he / she requests the assignment of the task, regardless of whether the real estate has already been optioned by a potential buyer or not;

[0131] - he / she undertakes to communicate to the platform 10 both the acceptance of the purchase or rental proposal received by the seller 5 through him / herself, and the stipulation of the deed of sale, according to the methods defined by the platform 10 (by way of nonbinding example, by means of flags to be placed on pre-established text fields and / or uploading of the photograph of the countersigned proposal and / or deed of sale and / or a scan of the countersigned proposal and / or the deed of sale).

[0132] Platform 10 logic

[0133] Some use examples of the present invention are provided below: a) real estate put up for sale with the option for the intermediation of the broker 7 exercised by the seller 5 and mediation not yet assigned, for which there is not yet interest on the part of any potential buyer 6: the broker 7 can however request the assignment of the task and the seller 5 and the potential buyer 6 or all the users registered on the platform 10 see that the real estate has already been assigned to a broker 7, without however knowing their identity; b) real estate put up for sale with option for the broker 7 exercised by the seller 5 and already matched with the request for interest from one or more potential buyers 6: the broker 7 can request the assignment of the task. The platform 10 receives multiple purchase proposals, drawing up a chronological order of receipt, which is also visible to the buyer 6 who has expressed his / her interest in purchasing; the platform 10 sends a notification to the broker 7 who has acquired the assignment to sell, containing the identification details of the seller 5 and the buyer 6 or just one of the two, so that the broker 7 can contact them to start visits to the real estate and the resulting negotiations. This notification is sent upon receipt of the expression of purchase interest by the first buyer 6 and upon any subsequent expression of purchase interest by other users registered on the platform 10, according to the contractual conditions signed between the platform 10, the seller 5, the buyer 6 and the broker 7; c) real estate put up for sale without the seller 5 having exercised the option for the broker 7 but with the option exercised by the potential buyer 6: the broker 7 can request the assignment of the task; d) real estate put up for sale without option for a broker 7 either by seller 5 or by buyer 6: the broker 7 cannot do anything, the platform 10 puts seller 5 and buyer 6 in direct contact, the real estate remains online as “not available”.

[0134] In general, when there are already expressions of purchase interest for a certain amount of real estate from one or more buyers 6, that real estate is highlighted on the platform 10 as real estate for which there are already expressions of purchase interest from one or more buyers 6. the platform 10 collects expressions of interest in the manner and within the time limits established by the contractual conditions signed between the platform 10, the seller 5, the buyer 6 and the broker 7.

[0135] The broker 7 assigned the task of intermediation has a certain amount of time to complete his / her intermediation activity in the manner and within the time limits established by the contractual conditions signed between the platform 10, the seller 5, the buyer 6 and the broker 7. After this period of time, the real estate becomes available again on the platform 10, according to the aforementioned contractual conditions.

[0136] The platform 10 may evaluate to leave the real estate for which a sale or rental has been completed online, highlighting them as such (“SOLD”, “RENTED” or “real estate sold”, “real estate rented”).

[0137] The platform 10 also has the feature of providing a sort of "waiting list" for potential buyers 6 and potential brokers 7 who are interested in purchasing and acting as brokers, respectively, for a given piece of real estate but who have not yet managed to express said interest, respectively, before the deadline after which the real estate is no longer made available by the platform 10 and before its acquisition by another broker 7 who has been assigned the task of acting as broker.

[0138] The platform may allow the seller 5 and the buyer 6 to provide feedback on the quality of the intermediation service provided by the broker 7, by publishing the data on the platform 10 itself.

[0139] The platform 10 may decide whether to modify the assignment process by choosing between the following variables: i) acquisition by skill and / or speed of broker 7, ii) acquisition by skill and / or speed of broker 7 but with the option for the party who has chosen intermediation (seller 5 or buyer 6) to renounce it in the event that the assigned broker 7 has user feedback below a certain rating, iii) attribution by choice of the party who requests intermediation (seller 5 or buyer 6), iv) causal attribution by the platform 10.

[0140] Upon conclusion of the sale, the platform 10 collects the sums as commission directly from the parties (seller 5 and buyer 6), transferring in a variety of manners the share expected by the broker 7.

[0141] The platform 10 may send the seller 5, buyer 6 and broker 7 notifications regarding any changes in relation to the contents of the platform 10.

[0142] In some embodiments of the present invention, said loT device 4 comprises a GPS geolocation unit, at least a video camera and image recognition algorithms. Said image recognition algorithms analyze the images acquired with said video camera to recognize real estate in the frame, comparing said images with one or more images of one or more pieces of real estate for sale and / or rent present on said platform 10. Said GPS geolocation unit also identifies the position of said loT device 4 in relation to the position of one or more pieces of real estate for sale present on said platform 10 (for which the position was provided upon being uploaded to the platform 10). Said image recognition algorithms then compare said acquired images with said one or more images of one or more pieces of real estate for sale present on the platform 10 within a spatial radius defined on the platform 10, from said position of said loT device 4 identified by means of said GPS geolocation unit. Said spatial radius can be defined by system administrator users on the platform 10 through a specific administration section and may be, by way of non-limited and non-binding example, equal to 100 m, 200 m, 500 m, 1 km, 2 km, 5 km or other. Thereby, the image recognition algorithm will have to compare the images acquired by the video cameras with a limited number of photos of real estate for sale, taking into consideration only those in said spatial radius from the position of the loT device 4 and saving time carrying out said recognition operations.

[0143] In other embodiments of the invention, such as that shown in FIG. 3, said loT device 4 sends a notification through said LED lights and / or through loudspeakers and / or through vibration devices included in the loT device 4, when said GPS geolocation unit detects the entry of the loT device 4 into said monitored area / zone of interest A in which there are one or more pieces of real estate for sale on said platform 10. Specifically, FIG. 3 shows a seller 5 or buyer 6 or broker 7 who, having entered an area of interest A, receives an audio notification on said loT device 4. By means of said notification, said seller 5 or buyer 6 or broker 7 can access said platform 10 to consult the real estate found in said area of interest A.

[0144] In some embodiments of the invention, said loT device 4, through said GPS geolocation unit and through said video camera, allows a seller 5, by connecting to said platform 10 by means of said web interfaces 2 and / or said App / WebApp 3, to insert on said platform 10 geolocation information, photographs and / or videos, and other information related to real estate to be sold. Said other information may be information provided textually by means of text input on the loT device 4, such as descriptions of the real estate, its architectural / structural features, dimensional data and the like.

[0145] The present invention further relates to a method 100 of exploiting the system. With reference to FIG. 4, a block diagram representative of a method 100 of the present invention is shown. FIG. 4 will be described below with reference to FIGS. 1 and 2. Said method 100 comprises the following phases:

[0146] - data upload phase 101 of real estate in which a seller 5 registered on the platform 10 uploads said data related to real estate to be sold; said data upload being carried out through said web interface 2 and / or said App and / or WebApp 3; - choice phase 102 of the seller 5, in which said seller 5 chooses whether to intermediate his sale through a broker 7, previously registered on said platform 10; said choice phase 102 is adapted to have a positive outcome (Y) when said seller 5 chooses the option for the intermediation of a broker 7; said choice phase 102 has a negative outcome (TV) when said seller 5 chooses to personally take care of the sale;

[0147] - when said choice phase 102 has a positive outcome Y, the method 100 continues with an intermediated purchase and sale phase 120 in which both the buyer 6 and the seller 5 pay an intermediation commission to said platform 10, which subsequently passes back the share expected by the broker 7;

[0148] - when said phase 102 has a negative outcome N, said method 100 continues with a preference definition phase 103;

[0149] - preference definition phase 103 of the buyer 6, in which said buyer 6, registered on the platform 10 and interested in said real estate, chooses whether to intermediate his / her purchase through a broker 7 registered on said platform 10; said broker 7 directly acquiring the assignment, or said broker 7 chosen by the buyer 6 among those registered on the platform 10, or said broker 7 chosen randomly directly by the platform 10; said preference definition phase 103 is adapted to have a positive outcome (Y) when said buyer 6 chooses to make use of a broker 7; said preference definition phase 103 has a negative outcome (N) when said buyer 6 chooses to personally deal with said purchase;

[0150] - when said choice phase 102 has a positive outcome (Y), the method 100 continues with an intermediated purchase and sale phase 120 in which said buyer 6 and said seller 5 pay by means of said web interface 2 or by means of the app 3 a percentage of commission, which subsequently passes the respective share to the broker 7;

[0151] - when said choice phase 102 has a negative outcome (N) and said definition phase 103 has a positive outcome (Y), the method 100 continues with a mediated purchase phase 130 in which only the buyer 6 pays an intermediation commission to the platform 10, which subsequently passes back the respective share to the broker 7;

[0152] - when said choice phase 102 has a negative outcome (N) and said definition phase 103 has a negative outcome (N), the method 100 continues with a private sale phase 140 and said commission in said sale phase is equal, in some embodiments, to 0% for the seller 5 and for the buyer 6, in other embodiments of the invention, said commission may have a value other than 0%. Finally, it is clear that modifications, additions or variations that are obvious to a person skilled in the art can be made to the invention described so far, without thereby departing from the scope of protection provided by the attached claims.

Claims

Claims1. System for real estate sales and rentals, characterized in that it comprises:- a server (1) connected to the network, including system back-end software; said server (1) further comprising one or more API (Application Programming Interface) interfaces, which communicate with loT devices (4) using encryption;- a web interface (2) available to system users;- a platform (10), accessible via said web interface (2), to connect buyers (6), sellers (5) and / or brokers (7) in one or more real estate transactions; said platform (10) allowing the exchange of information and allowing the offer and acceptance and / or rejection of said offer for a property also through a broker (7); said platform (10) allowing the broker (7) to directly acquire one or more intermediation assignments or the choice of one or more brokers randomly by the platform (10) or by the seller (5) or the buyer (6) choosing from one brokers (7) registered on the platform (10); said platform (10) allowing a buyer (6), a seller (5) and / or a broker (7) to monitor one or more definable areas on a map, relating to properties for sale; this monitoring allows a seller (5) to see the prices of properties charged by other sellers or the properties themselves in an area of interest; said monitoring allowing a buyer (6) to see other properties and their prices in an area of interest; this monitoring allows a broker (7) to see purchase and sale prices and properties in an area of interest; said platform (10) allowing a broker (7) to acquire intermediation assignments from a seller (5) or a buyer (6) for a mediation regarding one or more properties; said platform (10) capable of sending notifications via said web interface (2) relating to new properties added by new sellers (5) in an area of interest, relating to information relating to buyer proposals (6), acceptances and / or refusals of proposals from sellers (5) with or without the intervention of brokers (7);- loT device (4) which includes chips for Wi-Fi connectivity, a flash memory and one or more ports for USB connectivity.

2. System, according to the preceding claim 1, characterized in that it comprises an App and / or Web / App (3) suitable for allowing access to the platform (10) and the information contained therein, with the characteristic of being able to receive “push” notifications in the App version (3) and / or notifications in the web App (3) and / or browser version as well as the characteristic of being portable.

3. System, according to any of the preceding claims, characterized in that said loT device (4) further comprises a GPS geolocalization unit, at least a video camera and image recognition algorithms; said image recognition algorithms being suitable for analysing the images acquired with said video camera to recognize a framed property by comparing said images with one or more images of one or more properties for sale present on said platform (10); said GPS geolocalization unit being capable of identifying the position of said loT device (4) in relation to the position of one or more properties for sale present on said platform (10); said image recognition algorithms suitable for comparing said acquired images with said one or more images of one or more properties for sale present on the platform (10) within a spatial radius defined on the platform (10), from said position of said loT device ( 4) identified via said GPS geolocation unit.

4. System, according to the preceding claim 3, characterized in that said loT device (4) sends a notification through loudspeakers and / or through vibration devices included in the loT device (4), when said GPS geolocation unit detects the entry of the loT device (4) into said monitored area of interest in which there are one or more properties for sale on said platform (10).

5. System, according to any of the preceding claims 3 or 4, characterized in that said loT device (4), through said GPS geolocation unit and through said video camera, allows a seller (5), by connecting to said platform (10 ) via said web interfaces (2) and / or said app (3), to insert on said platform (10) geolocation information, photographs and / or videos, and other information relating to a property to be sold.

6. Method (100) of exploiting the system, according to any of the preceding claims 1-5, characterized in that it comprises the following phases:- data upload phase (101) of a property in which a seller (5) registered on the platform (10) uploads said data relating to a property to be sold; said data upload being carried out through said web interface (2) and / or said App and / or WebApp (3);- choice phase (102) of the seller (5), in which said seller (5) chooses whether to mediate his sale through a broker (7), previously registered on said platform (10);said choice phase (102) is capable of having a positive outcome (Y) when said seller (5) chooses the option for the intervention of a broker (7); said choice phase (102) has a negative outcome (N) when said seller (5) chooses to personally take care of the sale;- when said choice phase (102) has a positive outcome (Y) the method (100) continues with a mediated purchase and sale phase (120) in which both the buyer (6) and the seller (5) pay an intermediation commission to said platform (10), which subsequently passes back its share of competence to the broker (7);- when said phase (102) has a negative outcome (N), said method (100) continues with a preference definition phase (103);- definition phase (103) buyer's preference (6), in which said buyer (6), registered on the Platform (10) and interested in said property, chooses whether to mediate his purchase through a broker (7) registered on said platform (10); said broker (7) directly acquiring the assignment, or said broker (7) chosen by the buyer (6) among those registered on platform 10, or said broker (7) chosen randomly / randomly directly from the platform (10); said preference definition phase (103) is capable of having a positive outcome (Y) when said buyer (6) chooses to make use of a broker (7); said preference definition phase (103) has a negative outcome (N) when said buyer (6) chooses to personally deal with said purchase;- when said choice phase (102) has a positive outcome (Y), the method (100) continues with a mediated purchase and sale phase (120) in which said buyer (6) and said seller (5) pay via said web interface (2) or through the app (3) a percentage of commission, which subsequently passes back his share to the broker (7);- when said choice phase (102) has a negative outcome (N) and said definition phase (103) has a positive outcome (Y), the method (100) continues with a mediated purchase phase (130) in which only the buyer (6) pays an intermediation commission to the platform (10), which subsequently passes back its share to the broker (7);- when said choice phase (102) has a negative outcome (N) and said definition phase (103) has a negative outcome (N), the method (100) continues with a purchase and sale phase between private individuals (140).

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