JP2002109011A - Real estate evaluation support system - Google Patents

Abstract

(57) [Summary] [PROBLEMS] The present invention relates to rental and / or
Alternatively, the purpose is to accurately and easily know the market value of the sale. SOLUTION: A storage means having a building / land attribute file and a matching file relating to a building / land, a rent, and a yield for which a matching criterion is set, a means for matching an attribute file with a matching file and performing arithmetic processing, It is characterized by comprising each means of the collation instruction.

Description

DETAILED DESCRIPTION OF THE INVENTION

[0001]

BACKGROUND OF THE INVENTION 1. Field of the Invention The present invention relates to changes in the status of owners and families over a long period of time from the construction of a new building to the end of life and the demolition of the building, especially in a long-lived house that can be inherited between generations. Real estate valuation that allows the owner to directly and accurately know the valuation of the real estate by himself / herself as well as the company that operates the system when considering the effective use of real estate according to Regarding support systems.

[0002]

2. Description of the Related Art For example, in a long-life house, the situation of the owner and family often changes over a long period of time when the building is available. Depending on the situation, the owner or related parties may consider leasing or selling real estate consisting of buildings and land to a third party.

[0003]

However, at this time, rent for lending and transfer price for selling are important factors, but their approximate values are generally difficult to know easily.

[0004] In many cases, a real estate agent consults with a real estate agent to ask for a market price. However, an ordinary real estate agent has detailed information on the structural specifications of the individual building, the interior, the use status of facilities, renovation, maintenance history, and the like. It was regrettable that the evaluation of the building was rough because it was difficult to obtain

[0005] In addition, with respect to land, only an empirical forecast value is conveyed based on a transaction example, or various standard items are estimated based on a nearby reference price in comparison with the land. . In any case, if no suitable case is found as a transaction example or reference price, if the land price fluctuates greatly, the basis of the evaluation must be weakened, and eventually an appropriate and appropriate evaluation cannot be obtained There were many things.

[0006] In addition to the above, in addition to the fact that the life of a conventional house is short, in the case of a second-hand house, together with so-called land myths, customary emphasis has been placed on the value of land, and Because it was rarely evaluated as a companion,
Even in a long-lived house, there is a situation where the value of a building is difficult to be properly evaluated, and as a result, it is difficult to properly evaluate the entire real estate including the building and the land.

[0007] The present invention is to solve the above-mentioned problems,
The purpose is to accurately and easily know the appropriate value of rent when renting and / or transfer price when selling for real estate of used houses, especially buildings and land such as long-lived houses. In addition, at the stage where the use policy of real estate is not decided for the owner, it is difficult to explain the situation in detail by consulting with the real estate agent, and furthermore, it is not desirable to be able to impose a business offensive on the real estate agent. The owner of the property and / or the user concerned knows the rent and / or the transfer price of the sale of the property directly and accurately and easily by himself / herself in order to rent or sell the property. Provide a real estate evaluation support system that allows you to consider directions.

[0008]

To achieve the above object, according to the present invention, an individual building attribute file for storing individual building attribute data items related to a building for an individual real estate; Real estate database including an individual land attribute file that stores individual land attribute data items to be created, and a building attribute that stores building attribute matching data items that have been subjected to a predetermined evaluation of basic elements of a building and set a standard matching standard A real estate collation database that includes a collation file, a land attribute collation file that stores land attribute collation data items for which predetermined evaluations are made on the basic elements of land, and sets standard collation criteria, individual building attribute files, individual land Check rent from at least one of the attribute file, building attribute matching file, and land attribute matching file. And rent verification file, a storage unit and a rent verification database that includes a yield matching files, individual land attribute data items associated with the individual building attribute data items and the land associated with a building separate real estate,
The first input means for inputting the individual building attribute file and the individual land attribute file, and the standard matching criteria for all of the building attribute matching file, land attribute matching file, rent matching file and yield matching file are set. Second input means for calculating a required numerical value, at least one of an individual building attribute file and an individual land attribute file of the individual real estate by a building attribute matching file, a land attribute matching file, and a rent matching file. And collation instruction means for instructing that all files of the yield collation file be collated, and in response to the collation instruction by the collation instruction means, one or more of the following: Estimated rent for rental by matching the property file and individual land attribute file with the rent collation file Be calculated, it calculates the expected building price of the individual buildings for sale by matching the individual building attribute file to the building attribute matching file, and /
Or an individual building attribute file for the individual real estate,
An operation having an operation processing function of calculating at least one of the individual land attribute files against a building attribute matching file, a land attribute matching file, a rent matching file, and a yield matching file to calculate an estimated land price for sale. A processing unit; and an output unit configured to output a result of the arithmetic processing by the arithmetic processing unit in a predetermined format.

According to a second aspect of the present invention, in the real estate evaluation support system according to the first aspect, a reference rent is calculated from the nearest station and building model for the individual real estate, and the location and the location are calculated based on the calculated values. The arithmetic processing means is characterized in that the arithmetic processing means has an arithmetic processing function of calculating an assumed rent for rent by adding and correcting the elements of the building.

According to a third aspect of the present invention, in the real estate evaluation support system according to the first aspect, the repurchase price and the rebuilding price of the individual building are corrected by adding the price fluctuation rate based on the acquisition price at the time of the new construction. And / or calculate the price of the extension, calculate the basic present value of the building by depreciating the calculated value, and calculate the estimated building price of the sale by correcting the calculated value by adding the historical elements of the building. It is characterized in that the processing means has.

According to a fourth aspect of the present invention, in the real estate evaluation support system according to the first aspect, the rent for land price calculation is corrected for the individual real estate by adding the distance from the nearest station based on the standard rent. Calculate the return investment amount based on this calculated value, calculate the land model price as the difference between this calculated value and the building model price, and divide the total floor area of the building model by the floor area ratio. The calculation processing function calculates the unit land price by dividing the land model price according to, and calculates the expected land price of the sale by correcting the product of this calculated value and the site area by adding the location factor. Is provided in the arithmetic processing means.

According to a fifth aspect of the present invention, in the real estate evaluation support system according to any one of the first to fourth aspects, each of the means is installed in a company that operates the real estate evaluation support system. Features.

According to a sixth aspect of the present invention, in the real estate evaluation support system according to any one of the first to fifth aspects, the first input means, the collation instruction means, and the output means are provided by a real estate owner. It is characterized by being installed in.

[0014]

DESCRIPTION OF THE PREFERRED EMBODIMENTS One embodiment of a real estate evaluation support system according to the present invention will be specifically described with reference to the drawings. FIG. 1 is a block diagram showing an embodiment of the basic configuration of the system of the present invention. In FIG. 1, a first input unit 1, a second input unit 2, a collation instruction unit 3, a storage unit 4, an arithmetic processing unit 5, and an output unit 6 are shown, and their functions will be described in detail below.

In an actual real estate evaluation support system, depending on the size of a company that operates the system, the scope of business, the arrangement of branches and offices, the presence or absence of agents and the degree of cooperation, the status of real estate owners, etc. All necessary means are arranged in a center such as a head office, a branch, an agency, and the like, and a first input means, a collation instruction means, and an output means are arranged in the owner.

Specific devices and related devices for performing the functions of the respective means are input / output devices, display devices, printing devices, terminal devices, central processing units, recording media, and the like, which are commonly used in computer-related systems. , A server device, a security device, an identification device, an encryption device, and a wired / wireless communication method for coupling them, for example,
It is configured by an AN, an intranet, the Internet, and the like. In addition, it can be appropriately modified in accordance with changes in various factors and progress of equipment and hardware over the years.

The first input means 1, the second input means 2, and the collation instruction means 3 may be integrated as one input device such as a keyboard and a mouse. It is also possible for the monitor display device to double as a part of the output means 6.

It is practical that the storage means 4 and the arithmetic processing means 6 are unitized as a so-called central processing unit having a CPU, a memory and the like. The output means 6 may be output in a form convenient for use, and those which need only be visually recognized whenever necessary are displayed on a monitor device such as a CRT (cathode ray tube) or a liquid crystal display in a required layout.
In the case of storage for a certain period of time to be examined, an ordinary device such as printing on a document can be used.

The storage means 4 stores an individual real estate database,
It has a real estate collation database and a rent collation database. The individual real estate database includes an individual building attribute file and an individual land attribute file.

The real estate collation database includes a building attribute collation file and a land attribute collation file. The rent collation database includes a rent collation file and a yield collation file.

The individual building attribute file stores individual building attribute data items related to the building of the individual real estate.
In addition, it is convenient for management if a management code is given to all the real estate targeted by the real estate evaluation support system.

The individual building attribute data items are data items representing characteristics of the building in relation to the building, such as type, type, model number, appearance, hierarchy, total floor area, floor plan, members, interior interior, exterior exterior, and the like. Utilities such as water supply / drainage / electric power / gas, electrical equipment such as lighting / communication lines, incidental facilities such as air conditioning / hot water supply, parking facilities, surroundings of buildings such as gardens, renovation status, regular and / or occasional repair / update / In the history of the state of renovation, the data items that become key points of the building are recognized and grasped together with the time series such as construction time, grade, price and cost.

The individual land attribute file stores individual land attribute data items related to the land of the individual real estate. The individual land attribute data item is a data item that represents the characteristics of the land in relation to the land, such as the location and related building coverage and floor area ratio, access to railways, buses, walking time, related roads, shopping flights, Social infrastructure such as educational institutions, parks, hospitals, etc., the status of so-called disgust facilities, topographical conditions such as height difference from surrounding land, site area, site shape, east-west north-south, approaching road, etc. It is the point.

The building attribute collation file stores building attribute collation data items which have been subjected to a predetermined rank evaluation and set a standard collation criterion for basic elements related to the evaluation of the building. For example, price fluctuation rate, present price rate, quality of floor plan, renovation of interior / equipment, presence / absence of extension, long life variable rate (flexibility of floor plan change / extension), refresh status of roof / outer wall, etc. are included. It is. It also stores information on standard used home building models.

The land attribute collation file stores land attribute collation data items in which basic ranks related to land evaluation are evaluated by a predetermined rank and standard collation criteria are set. For example, the state of the approach road, the width of the front road, the height difference between the road and the neighboring land, the presence or absence of disgusting or dangerous facilities
This includes landscape, ventilation, sunshine, the degree of irregularity of the site shape, and future transportation.

The rent collation file includes a standard rent, an assumed rent for rent, a rent for land price calculation, and the like. The standard rent is at a standard distance from the nearest station along the location,
The type and size are calculated from a standard building model, and the estimated rent for individual real estate is based on the standard rent, based on the actual distance from the nearest station, the actual age,
The land price calculation rent is calculated based on the base rent and the actual distance from the nearest station is corrected based on the base rent. Each of them has a required collation standard set.

The yield check file contains the yield set with reference to the interest rate level of the financial market, etc., but if there is a difference in the yield derived from the difference between the nearest stations along the railway, the regional yield Is set.

The first input means 1 stores an individual building attribute data item relating to a building of an individual real estate and an individual land attribute data relating to a land in the individual building attribute file and the individual land attribute file of the individual real estate database in the storage means 4. This is for inputting attribute data items.

The second input means 2 is used to set standard matching criteria for the building attribute matching file and the land attribute matching file of the real estate matching database and the rent matching file and the yield matching file of the rent matching database of the storage means 4. Things.

In order to calculate a required numerical value, the verification instruction means 3 converts necessary important data items from the individual building attribute file and the individual land attribute file of the individual real estate into a building attribute verification file and a land attribute. This is for instructing collation based on the collation criteria of the collation file, the rent collation file, and the yield collation file.

The arithmetic processing means 5 communicates with various databases of the storage means 4 based on the collation instruction of the collation instruction means 3 to obtain at least one of the following, ie, the individual building at the time of the new construction. Based on the price, the building is reconciled with the building collation file, the price change rate is corrected for, and the replacement price is calculated.The calculated value is depreciated to calculate the basic building present price. To calculate the estimated building price for sale,
Calculate the standard rent from the nearest station / building model, and calculate the assumed rent for rental by correcting the location / building factor based on the calculated value, and / or calculate the estimated rent from the nearest station based on the standard rent. The land price calculation rent is calculated by adding the distance, and the return capital investment is calculated based on the calculated value.The land model price is calculated as the difference between the calculated value and the building model price, and the building model extension is calculated. Divide the land model price according to the value obtained by dividing the floor area by the floor area ratio (set the upper limit value according to the residential use) to calculate the unit area land price, and calculate the product of the calculated value and the site area It has an arithmetic processing function of calculating the assumed land price for sale by correcting the location factor.

The output means 6 outputs the result of the arithmetic processing by the arithmetic processing means 5 in a predetermined format.

FIG. 2 is a block diagram showing the present embodiment.
In this case, the company that operates the system includes a head office, a branch, and an agency. The center device 13 is installed at a center of the head office, which is a central section for operating the real estate evaluation support system, and includes a first input unit 1, a second input unit 2, a collation instruction unit 3, a storage unit 4, an arithmetic processing unit. 5 and all functions such as output means 6.

The branch equipment 12 usually has the functions of the first input means 1, the collation instruction means 3 and the output means 6, but, for example, in a large-scale branch, some functions of the storage means 4 and the arithmetic processing means 5 are also combined. In some cases, it is better to have one, and in preparation for an emergency, by installing equipment similar to the center equipment 13 as a sub-center and providing a backup function, the crisis management system is also improved.

The agent device 11 usually has the first input means 1,
It has the functions of the collation instruction means 3 and the output means 6, but conventional means such as identification of access-permitted ones and passwords are appropriately incorporated.

The owner equipment 14 is installed in the real estate owner and usually has the functions of the first input means 1, the collation instruction means 3 and the output means 6, but it has a simple function other than a terminal such as a personal computer connected to the Internet. For example, a mobile phone device can be used. Furthermore, devices developed according to the progress of hardware are also used as appropriate.

Center equipment 13, branch equipment 12, agency equipment
The 11 and the owner device 14 and the like are appropriately connected to each other by using a communication method such as a wired or wireless communication.

Hereinafter, each operation of the real estate evaluation support system of the present invention will be described. First, the calculation processing for calculating the assumed rent for renting an individual real estate will be described.

FIG. 3 is a matrix diagram showing "building models" stored in the building attribute collation file for calculating the standard rent. Here, a standard used house is used as a “building model”, and building attribute data items, that is, distance from the nearest station, age, total floor area, floor plan, floor plan contents, floor number, and the like are set.

The rent corresponding to the nearest station where the individual real estate is located is extracted from a rent collation file (not shown) indicating the rent market price at the nearest station where the building model exists,
This is referred to as the “standard rent”.

FIG. 4 compares the individual land attribute data item and the individual building attribute data item of the location and building of the individual real estate based on the "base rent", and calculates the estimated rent for rent by correcting for the difference. FIG. 7 is a matrix diagram showing an example of a rent collation file for the present invention.

The evaluation items set in the rent collation file include, as elements of the location, the distance from the nearest station, the time required for walking or the bus service, and the evaluation points (evaluating 7 minutes set in the building model). (Set to point 0, the same applies hereinafter).

The building elements include the age of the building, the floor plan, the number of floors, the interior and equipment, and the like (the same applies hereinafter), and each evaluation point is set. Using this, the evaluation corresponding to both the location and the building evaluation points of the individual real estate is totaled to calculate a total evaluation, and the total evaluation is calculated as 10%.
The value obtained by adding 0 is divided by 100 to calculate the “rent evaluation rate (decimal display)”.

On the other hand, the "total floor area ratio" is calculated by dividing the total floor area of the building of the individual real estate by the total floor area of the building model in FIG. Finally, the “standard rent”, the “rent evaluation rate”, and the “total floor area ratio” are tripled to calculate an assumed rent for rent.

Second, a description will be given of a calculation process for calculating an estimated building price for sale of an individual real estate. FIG. 5 is a matrix diagram showing an example of a building attribute matching file for calculating an estimated building price for sale based on a building acquisition price at the time of new construction.

The "replacement price" in FIG. 5 is a price when the same building as the original new building is newly constructed at the present time.
This is calculated by adding and correcting the “acquisition price at the time of new construction” based on the price fluctuation rate.

Specifically, as the price change rate, the “building cost ratio by contract year” illustrated in FIG. 6 is used, and the “acquisition price at new construction” and the “building cost ratio by contract year” are multiplied. Then, the “replacement price” is calculated (the applicable calculation formula in FIG. 5 is applied).

Further, as a method of depreciating the "replacement price", the "basic building present price" is calculated by correcting the "representation price" (applicable formula of FIG. 5 is applied).
If the building has been expanded, it is assumed that the extension was added when the building was newly constructed.
The “extended part price” is calculated by the same calculation method.

Further, the “expansion part price” is corrected by the depreciation from the time of the actual extension, ie, the “extension part present price ratio” (applicable formula of FIG. 5 is applied), and "Present value" is calculated.

In this case, the “building basic cost” of the whole building
Is the sum of the basic building present price of the newly built part and the basic present price of the extension part. When the building is extended a plurality of times, the same calculation is performed.

Here, in order to add and correct the history element of the building to the "basic building cost" of the individual real estate, "adjustment rate"("floor adjustment rate", "reform adjustment rate", "long life variable" shown in FIG. Rate (freedom of floor plan change / extension)) and Adjustment Price (Refresh Adjustment)
(Depreciation calculated by evaluating the deterioration of the roof and outer wall from the history information recorded in the building attribute file).

In an actual system, the items of the elements and their evaluation points are revised according to the trend of the times and the like, and the system is operated as a system that matches the actual situation. In the calculation of the “floor adjustment rate”, evaluation items such as storage area ratio, ventilation, daylighting, flow planning, regional characteristics, age, silver care, and the like are evaluated.

FIG. 7 is a matrix diagram showing an example of collation criteria (each evaluation item and evaluation point setting) for calculating the floor plan adjustment rate. For example, for the storage area, the score corresponding to the storage area ratio obtained by dividing the total storage area by the total floor area is the evaluation point (standard 7% to 8% is set to evaluation point 0, and so on). .

Similarly, for the elements other than the storage area, evaluation points are obtained, and the evaluation points are added up to calculate the “evaluation total”. Further, add 100 to the “Evaluation total” and add it to 100
To calculate a “floor adjustment rate” (decimal display) (applicable calculation formula in FIG. 5 is applied).

Similarly, the “reform adjustment rate” and the “long life variable rate” are similarly matched with respective matching criteria (not shown), and their numerical values (decimal display) are used.
Is obtained (the applicable calculation formula in FIG. 5 is applied). Finally, the “adjustment rate” (xx) is added to the “building basic cost”.
, And then subtract the “adjustment price” (“refresh adjustment price”) to calculate the estimated building price for sale (using the “building assessment price” formula in FIG. 5).

Third, a description will be given of a calculation process for calculating an assumed land price for sale of an individual real estate. FIG. 9 is a matrix diagram showing an example of a land attribute matching file for calculating an assumed land price for sale. Here, first, the above-mentioned “base rent” is checked against the rent check file (see FIG. 4), corrected by the evaluation point of “distance from the nearest station” of the individual real estate, and the “rent for land price calculation” Is calculated.

The yield collation file is collated with this, and the “yield return investment amount” is calculated based on the yield in the area. FIG. 8 is a matrix diagram showing an example of the regional yield matching reference stored in the yield matching file. At the moment, there is a difference in yield depending on the nearest station along the railway line.

Next, the “building model price” (see FIG. 3) is subtracted from the “yield return investment amount” to calculate the “land model price”. Further, the "land model price" is replaced by the "floor area ratio" of the location where the "total floor area" (see FIG. 3) of the building model is stored in the individual land attribute file (not shown).
(Set the upper limit value according to the residential use) and divide by the numerical value to calculate the “unit area land price”. Further, the “temporary land price” is calculated by multiplying the “site area” stored in the individual land attribute file.

Here, to correct the elements of the location stored in the individual land attribute file, the scale correction, the approach road, the width of the front road, the height difference from the road, the view / landscape, the noise / vibration, etc. are evaluated. The evaluation points corresponding to the items are totaled to calculate “evaluation total”, and a numerical value obtained by adding 100 to the evaluation total is divided by 100 to obtain a “land price evaluation rate”.

Finally, the “temporary land price” is multiplied by the “land price evaluation rate” to calculate an estimated land price for sale (the formula for calculating the land assessment price in FIG. 9 is applied).

FIG. 10 shows the input of the individual building attribute data item and the individual land attribute data item in the individual building attribute file and the individual land attribute file, respectively, and further instructs the calculation processing of the assumed rent and / or the real estate price of sale. 4 is a flowchart showing a processing procedure for outputting these numerical values.

Incidentally, each attribute data item is normally input when the data is generated or modified, and then a collation instruction / output is performed when necessary. It may not be complete, and in such a case, input, collation, and instruction are performed in a series.

FIG. 10 shows an example in which the input, collation instruction, arithmetic processing, and output are performed between the owner device 14 and the center device 13.
(See FIGS. 1 and 2). Also, since the owner device 14 is not always connected to the center device 13,
In step S1001, the owner device 14 is connected to the center device 13.

As a connection method, a system such as wireless, wired, or optical fiber is appropriately used. In step S1002, attribute data items to be input on the monitor screen of the owner device 14 are displayed as a guide in a predetermined layout, order, and the like.

In step S1003, the building attribute data item and land attribute data item relating to the individual real estate are stored in the storage unit 4 of the center device 13 (see FIG. 1) from the first input unit 1 of the owner device 14 (see FIG. 1). To the building attribute file and land attribute file.

Further, in S1004, the calculation processing of the assumed rent of rental and / or the price of sale is instructed for the real estate, and
After the predetermined calculation processing, the assumed rent and / or
Or output the price of the sale. After a series of input processing is completed, in step S1006, the owner device 14 is
Separate from

The input / collation instruction and the like from the owner device 14 have been described above.
The same applies to the case from the agency equipment 11.

FIG. 11 is a flowchart showing an embodiment in which standard matching criteria are set and input to the building attribute matching file, land attribute matching file and / or rent matching file and yield matching file of the real estate matching database. .

In FIG. 11, the setting input is performed by the center device 13 (see FIG. 2). In step S1101, the center device 13
The collation reference is set from the second input means to the building attribute collation file in the storage means 4 (see FIG. 1).

Similarly, in step S1102, a collation reference is set in the land attribute collation file. In step S1103,
Set matching criteria in the rent matching file. Step S11
In 04, the collation criteria are set in the yield collation file.

FIG. 11 shows steps S1101 to S1101 for exemplification.
Although step S1104 is linearly arranged, the order of these setting processes may be reversed, and only one of them may be set and input at a certain time.
They can be added or deleted.

The setting of the collation criterion may be performed from the branch equipment 12, but is similarly performed.

[0073]

Since the present invention has the above-described configuration and operation, the base station rent of the nearest station and the building model is used in evaluating the rent of the rental of the existing house and / or the transfer price of the sale in the real estate market. It is calculated, and the calculated value is corrected by adding the element of the real estate, so that the estimated rent for appropriate rent can be calculated accurately and easily.

Further, the estimated building price for sale is calculated by adding and correcting various information of the building including the structure and specifications at the time of the new construction, the interior, the status of the facilities, etc., and the history of subsequent remodeling and maintenance. , It is possible to significantly increase the validity of the evaluation.

Further, regarding land, paying attention to the profitability of the real estate, an extremely objective index is introduced, the real estate price is accurately and simply calculated based on the standard, and the estimated building price is calculated from the calculated value. Subtract to calculate the expected land price of the sale. Furthermore, the rent and / or
Alternatively, the transfer price of the sale can be obtained directly by the owner himself.

[Brief description of the drawings]

FIG. 1 is a block diagram showing an embodiment of a basic configuration of the present invention.

FIG. 2 is a block diagram illustrating an embodiment of a device to be arranged.

FIG. 3 is a matrix diagram showing an example of a “building model” stored in a building attribute file for calculating a reference rent.

FIG. 4 is a matrix diagram showing an example of a calculation formula and a collation standard (each evaluation item and evaluation point setting) stored in a rent collation file for calculating an assumed rent for rent based on a standard rent.

FIG. 5 is a matrix diagram showing an example of a calculation formula stored in a building attribute matching file for calculating an assumed building price for sale.

FIG. 6 is a matrix diagram illustrating an example of a building cost ratio by contract year as a price change rate stored in a building attribute matching file.

FIG. 7 is a matrix diagram showing an example of collation criteria (each evaluation item and evaluation point setting) of a floor plan adjustment rate stored in a building attribute collation file.

FIG. 8 is a matrix diagram illustrating an example of a regional yield matching reference stored in a yield matching file.

FIG. 9 is a matrix diagram showing examples of calculation formulas and matching criteria (each evaluation item and evaluation point setting) stored in a land attribute matching file for calculating an assumed land price for sale.

[Fig. 10] Input each attribute data item to each attribute file,
It is a flow chart which shows an embodiment which instructs collation of arithmetic processing, and outputs a result.

FIG. 11 is a flowchart illustrating an embodiment in which collation criteria are set and input to various collation files.

[Explanation of symbols]

 DESCRIPTION OF SYMBOLS 1 ... First input means 2 ... Second input means 3 ... Verification instruction means 4 ... Storage means 5 ... Operation processing means 11 ... Agency equipment 12 ... Branch equipment 13 ... Center equipment 14 ... Owner equipment

Claims (6)

[Claims] 1. An individual real estate database including an individual building attribute file for storing individual building attribute data items related to buildings and an individual land attribute file for storing individual land attribute data items related to land for individual real estate. And a building attribute collation file that stores the building attribute collation data items for which the basic elements of the building have been evaluated and the standard collation criteria have been set, and that the standard evaluation has been performed for the basic elements of the land that have undergone the prescribed evaluation. A real estate collation database including a land attribute collation file for storing land attribute collation data items for which criteria are set; and a rent from the individual building attribute file, the individual land attribute file, the building attribute collation file, and the land attribute collation file. Rent matching data including rent matching file for matching and yield matching file And a storage means having: an individual building attribute data item relating to the building of the individual real estate and an individual land attribute data item relating to the land are input to the individual building attribute file and the individual land attribute file, respectively. First input means for setting, a second input means for setting a standard matching criterion in the building attribute matching file, the land attribute matching file, the rent matching file and the yield matching file, In order to calculate, to instruct to match the individual building attribute file and the individual land attribute file of the individual real estate with the building attribute matching file, the land attribute matching file, the rent matching file and the yield matching file, In accordance with the collation instruction of the collation instruction means, one or more of the following: Calculate the expected rent for rental by comparing the individual building attribute file and the individual land attribute file with the rent collation file for real estate, and collate the individual building attribute file with the building attribute collation file for the individual building and estimate the sale Calculating the price and / or matching the individual building attribute file and individual land attribute file with the building attribute matching file, land attribute matching file, rent matching file and yield matching file for the individual real estate, and assuming the land price to be sold A real estate evaluation support system comprising: an arithmetic processing unit having an arithmetic processing function of calculating the following: and an output unit that outputs an arithmetic processing result by the arithmetic processing unit in a predetermined format. 2. The real estate evaluation support system according to claim 1, wherein a reference rent is calculated from the nearest station and building model for the individual real estate, and the location and building elements are corrected based on the calculated values. A real estate evaluation support system, wherein the arithmetic processing means has an arithmetic processing function of calculating an assumed rent for rent. 3. The real estate valuation support system according to claim 1, wherein the individual building is repurchased and / or adjusted by adjusting the price fluctuation rate based on the acquisition price at the time of new construction.
Or calculating the extension part price, calculating the basic building present price by depreciating this calculated value, and correcting the calculated value by taking into account the historical elements of the building to calculate the estimated building price of the sale. A real estate evaluation support system, which is provided in the arithmetic processing means. 4. The real estate evaluation support system according to claim 1, wherein the rent for land price calculation is calculated for the individual real estate by correcting the distance from the nearest station based on the standard rent. Is calculated based on the yield return investment amount, the land model price is calculated as the difference between the calculated value and the building model price, and the land model price is divided based on the value obtained by dividing the total floor area of the building model by the floor area ratio. Calculating the unit area land price, and calculating the expected land price for sale by correcting the product of the calculated value and the site area by taking into account the location element, and having the calculation processing means. Real estate evaluation support system characterized by: 5. The real estate evaluation support system according to claim 1, wherein each of the units is installed in a company that operates the real estate evaluation support system. . 6. The real estate evaluation support system according to claim 1, wherein the first input unit, the collation instruction unit, and the output unit are provided on a real estate owner side. Real estate evaluation support system.