JP2002015049A - Real estate information system - Google Patents

Abstract

PROBLEM TO BE SOLVED: To provide a real estate information system by which housing information can be searched for at home, a seller too can easily use the system because he is required to pay not brokerage commission but only advertising expense, and also a user searching for a house can make a contract directly with the seller, or else, if the user feels insecure and desires, the user can have help from a full-time intermediary real estate agent on the house searching side. SOLUTION: This real estate information system which includes a means by which data on real estate property information is inputted in an information column for real estate property of an Internet home page and the inputted real estate information is registered, a means for retrieving registered real estate property information, and a means for displaying detailed particulars of retrieved individual real estate property information, further includes a means for linking with a home page of the full-time real estate agent for the user who desires a real estate, so that the user can have help for real estate intermediary service, home buying and a sequence of procedures, if the user desires.

Description

DETAILED DESCRIPTION OF THE INVENTION

[0001]

BACKGROUND OF THE INVENTION 1. Field of the Invention The present invention mainly provides information on real estate for sale and / or rent, such as residential homes and residential land, while staying at home via the Internet. In some cases, the present invention relates to a real estate information system in which a desired property is introduced to a dedicated intermediary real estate agent for a buyer or a borrower.

[0002]

2. Description of the Related Art (1) The shortest house information is a newspaper insert flyer, and those who want to purchase a residential property actively purchase a housing information magazine or go to a real estate agency to purchase a property. It is common to have them introduced. (2) Recently, a system has been developed that can retrieve computerized house information from a dedicated terminal device or a personal computer at home (Japanese Patent Laid-Open No. 10-63731). This is hereinafter referred to as the conventional Internet housing information providing system.

The Internet housing information providing system obtains housing information by searching an integrated database including house information, photograph image information, peripheral information, and the like provided by a house seller or real estate agent. It is configured to input search conditions such as floor plans, prices, areas, etc. of the narrowed-down residential properties and to display properties that meet the conditions. Then, for each searched property, the property contents such as occupied area, floor plan, age, price, location, photo of building, and the nearest station,
The distance and time required from the nearest station, the surrounding conditions of shopping, schools and other public facilities, etc. are displayed by text or images, and it also includes information on contact for sale of building manufacturers, sellers, brokerage real estate agents, etc. ing. If you find a property you like by searching, you can set a catalog sending request or a business talk request flag, and the user's request is fed back to the real estate agent. The user will be contacted by the real estate agent to conduct detailed consultation and on-site inspections, and will eventually proceed with the purchase and sale if they like.

[0004] In the conventional Internet housing information providing system described above, a person who intends to sell a residential property to be sold without a real estate agent may be able to directly register the property owned by the individual. In this case, since no intermediary real estate agent is used, the seller only needs to pay the advertisement fee, and the selling cost can be reduced. On the other hand, a person who is searching for a residential property can access the housing information providing system via the Internet and search for housing information while staying at home. In addition to directly sold properties, there is an advantage that a large number of brokerage real estate properties introduced by a large number of brokers can be easily searched at home, and properties that are likely to meet the conditions can be narrowed down and examined in advance.

[0005]

However, even when an individual directly registers a resident property, or when an intermediary real estate agent registers a property for sale, the individual registered real estate property is the individual and each intermediary real estate agent. , Respectively, individually register properties for sale, so that in general, when there are a plurality of narrowing-down cases, there is a high possibility that they will be properties posted by individual direct sales sellers or different intermediary real estate agents. In this case, for example, if there are five narrowed properties, 5
There is a drawback that it is necessary to individually communicate with the seller or the intermediary real estate agent, and it is cumbersome that the purpose and various meetings of the desired property must be made for each seller or agent, resulting in a large loss of time.

[0006] The above (1) described in the section of the prior art is an information providing means for selling old houses. The above (2)
Is an information providing means for buying and selling real estate using a dedicated line or the Internet. There are two types of sales using the general Internet: direct sales type, in which sellers sell products directly without intermediaries, sales support type, in which the seller receives a sale completion fee only from the seller, purchase support type, in which the reward is received only from the buyer, There is a sales and purchase support type that receives rewards from both sellers and buyers. Although these sales forms can be applied to real estate sales, if they are applied to real estate transactions as they are, inconveniences may occur.

[0007] That is, there is no problem in the direct selling type if the seller is a trader, since the trader gives a substitute or advises on the procedure up to delivery, but if the seller is a general individual, the buyer side is directly involved with the seller. Negotiations must be carried out, and property investigations, etc., up to the contract must be carried out. The parties must go through all contract procedures, registration of the property up to the transfer, and financial procedures. Thus, anyone familiar with buying and selling real estate is good, but generally leaves problems that require a great deal of anxiety and effort. The sales support type is equivalent to the sale of a newly built house by real estate. In this case, there is no problem since the buyer does not need to pay a sales commission and the trader will provide or advise on the procedure up to occupancy. The purchase support type exists in other industries as a sales form,
It is unknown whether it exists in the domestic real estate industry. In the sales form of a general brokerage real estate agent in Japan, if there is a brokerage real estate property requested by the seller, it can be introduced to the person who came to the store and the brokerage real estate property owned by the company or another company is bought and sold Only then can you receive a brokerage commission. It is no exaggeration to say that the real estate industry was considered to be viable in the domestic real estate industry without having any intermediary properties on hand because the business was established by this. Also, it is not possible to ask a brokerage real estate agent who does not have any property to be able to introduce a person who is looking for a residential home to broker the desired property. It was hard to imagine that management would be possible without it. Also, if the Internet real estate brokerage business is performed only in the purchase support type sales form, the property purchase applicant is forced to pay a brokerage commission due to the nature of the sales form, and there is no choice of the sales form. Absent. Sales and purchase support type
This is a typical sales form of an intermediary real estate agent, and is a support form applied in dealing in used real estate and rental properties. In the case of brokerage, once the sale is completed, brokerage fees can be received from both the seller and the buyer. If a user searches for an intermediary real estate property requested by the seller via the Internet and the property is referred to the intermediary real estate agent, the property can be strongly recommended in the negotiation process. Yes, there is annoyance in this point, and if you do not match the desired thing as a result of looking at the property, you have to go around another contractor,
Also, in the case of a system having only this form, there is no choice to directly negotiate with the seller, and if the sale is completed, the only option is to pay a brokerage commission.

[0008] According to the present invention, when a general individual sells residential real estate, it can be sold without an intermediary real estate agent, and even a user searching for real estate information can directly negotiate with a private seller. In addition, a real estate agent for buyers can provide buyer support according to the wishes of the user who is looking for real estate, and sales contracts etc. fully avoid the possibility that buyers will be disadvantaged by the care of experts In addition to increasing the chances of selling for individual sellers, this system also enables the realization of a real estate brokerage business exclusively for buyers, which was considered to be impossible in Japan. It provides an Internet real estate distribution system that can contribute.

[0009]

According to a first aspect of the present invention, there is provided a real estate information system for inputting real estate information in a real estate information field on an Internet homepage and registering the input real estate information. In a real estate information system equipped with a means for searching for registered real estate information and a means for displaying the details of the searched individual real estate information, the homepage of a user-only real estate agent who wants real estate and It is characterized by having means for linking.

[0010] The above-mentioned real estate property is a property for sale which is input by the seller directly through the Internet homepage without going through the intermediary real estate agent (claim 2). The above-mentioned real estate properties are a sale property entered directly by the seller via the Internet homepage without going through the intermediary real estate agent and a sale property requested by the intermediary real estate agent (claim 3). The real estate is a detached house with land, an apartment, a terrace house, and / or land (claim 4). The real estate information to be entered is data on land or / and buildings unique to the real estate and data on the surrounding environment of the location of the real estate (claim 5). If the real estate property to be registered is a condominium, it is provided with a database that stores data on property information on newly built condominiums and / or second-hand condominiums and data on the surrounding environment of the condominium. By inputting a key item and a condominium name that can specify a condominium, the main data items relating to the condominium are automatically input on condition that data of the condominium that matches the composite key item is registered, and a room number is input. Thus, means for automatically inputting data unique to the room, such as the occupied area and the floor plan, is provided (claim 6). The data of the property information of the condominium includes image information such as a photograph and a floor plan (claim 7). The prices and valuation values of real estate with past transaction cases are stored in a database, and the appraisal price of the real estate for sale is calculated based on the data of the case real estate and the property information such as the area of the real estate for sale and the evaluation value. 8. The real estate information system according to claim 1, further comprising means for calculating and displaying a range of the transaction price. (Claim 8). When a user who wishes to purchase a real estate property whose seller is not displayed in the retrieved data wishes to guide the real estate property, a designated key item (I
By sending an e-mail to the system administrator with a D number, etc., the key item is automatically transferred to the seller corresponding to the key item (claim 9). When the data is entered in the information field of the real estate property and registered, an e-mail in which the ID number identifying the registered property and the registrant's unique password are written to the registered computer is automatically transmitted from the server side. (Claim 10). The real estate property is a rental property (claim 11). Real estate property information consists of sale property information and rental property information (Claim 1
2).

[0011]

Embodiments of the present invention will be described below with reference to the drawings. FIG. 1 shows a schematic flow of a real estate transaction handled in the present invention. The seller (1) in FIG. 1 is an individual real estate owner who wants to sell a used condominium, detached house or land. Seller (1) is a personal computer (personal computer) at home.
And enter the information of each item of the real estate as data in the information column of the real estate desired to be sold. The entered and registered real estate property information is stored in the database of the server. A user (2) who wants to purchase a detached house, condominium, land, etc. (2) Open the homepage of the Uriie Information Center (3), enter the data of the desired property, and register a large number of real estate property information registered Search from. When you find the property you want,
If the user wants to provide information on the property, he / she writes the information together with the desired date and time and sends it to the seller (1) by e-mail. If the seller (1) wants to be anonymous and the e-mail address is not disclosed, the e-mail is automatically forwarded to the seller (1) by sending it to the Uriie Information Center, which is the destination of the system administrator. It is. If the seller does not own a personal computer, the manager of the information center will act on behalf of the seller. Therefore, in this case, if the seller contacts the manager by mail or fax to sell the real estate, the system administrator registers the property for sale, and the user who wants to visit etc.
You will contact the administrator by phone or fax.

Although it is possible to buy and sell real estate between individual parties, it is difficult to arrange a smooth procedure up to the registration of transfer or all arrangements therefor without a certain degree of technical knowledge. The homepage of the Uriie Information Center (3) includes a homepage (4) of a broker-dedicated real estate agent dedicated to the buyer who supports the user (2) who wishes to purchase it, in order to avoid this, or at least prevent disadvantageous sales negotiations. ) Can be accessed. For this purpose, a link for jumping to the homepage (4) of the intermediary real estate agent dedicated to the buyer is provided at a required portion of the homepage of the Uriie Information Center (3). Upon receiving the notification from the user (2) who wants to purchase the real estate, the real estate agent (hereinafter referred to as “Buyer Honpo BA”) that mediates exclusively for the buyer contacts the seller of the property desired by the user (2),
If the user (2) is guided and the user (2) likes the guided property, the buyer's home office (BA) provides a sales contract and advice necessary for delivery. If the user (2) who was guided to the advertising property of the Uriie Information Center (3) did not find the desired one as a result of the tour, the buyer's main office (B
A) takes care of looking for a property again. Buyer Honpo (B
A) does not have any intermediary property like a general intermediary real estate agent, so the real estate agent searches for a property that meets or is close to the desired conditions and introduces it to the user by a unique method that the real estate agent can search.

Next, the information center (3) will be specifically described. When the homepage (101) of the Uriie Information Center (3) is opened and the start button is pressed, the screen shifts to various operation pages (102). Various operation pages (10
2) To: A For those who want to sell real estate B For those who want to buy a home C For real estate companies (sellers) D For real estate companies (intermediaries) E For real estate transactions There is an operation section that allows you to go to the page for each item of F Contact Us “Uriie Information Center” G Banner Ad (“Buyer Honpo” etc.) When A in step 102 is selected (click A with a mouse) (step 103), the process proceeds to step 104, where a proposal (A1) to "for those who want to sell real estate" (A1), precautions for use ( A2), Advertisement application (A3), change of advertisement content, update / deletion (A4), advertisement fee (A
5) By selecting one of the sale support guide (A6), the flow of real estate transaction (sale) (A7), and Q & A (A8), the page shifts to a page describing the detailed items of each item or details thereof. . When B on the page of step 102 is selected (step 105), the process proceeds to step 106, where a proposal for "for those who wish to purchase a home" (B1),
By selecting one of Precautions (B2), Property Search (B3), Request for Visit (E-mail etc.) (B4), Guidance on Purchase Support (B5), and Q & A (B6) Move to a page that describes detailed items or details of the items. Select C on page 102 in step 102 (10
7) Then, the process proceeds to step 108, from which the guidance (C1), usage precautions (C2), application for advertisement insertion (C3), content change and update of the advertisement are provided to "Real estate company (seller)". -By selecting one of the deletion (C4) and the advertisement insertion fee (C5), the display shifts to a page in which detailed items of each item or details thereof are described. When D of the page in step 102 is selected (step 109), step 110 is executed.
From here, guidance (D1), "Precautions for use (D2), property search (D
3) By selecting any one of the contact information (e.g., e-mail) (D4) for the visit, the display shifts to a page describing the detailed items of each item or details thereof. When E on the page of step 102 is selected (step 111), the process proceeds to step 112, where the real estate knowledge (E1) at the time of sale and the real estate knowledge (E2) of the purchaser are referred to as "for reference in buying and selling real estate".
By selecting one of the real estate sales contract (sample) (E3) and related links (Housing Finance Corporation, National Land Agency, Judicial scrivener, land and house investigator, etc.) (E4), the detailed items of each item or their Go to the page with details.
In addition, the inquiry of step 102 "Uriie Information Center"
Click to enter the administrator's phone number, fax number,
The contact information such as an e-mail address is shown. Step 10
When you click on the banner ad (2) (“Buyer Honpo” etc.),
Advertisement of buyer's home office (BA) and other advertisements related to real estate business are posted. Step 1
When each of the items 04, 106, 108, 110 and 112 is selected, the process proceeds to steps 113 to 133 in accordance with the selected item, and each item is described in detail. Even if you are new to real estate buying and selling, it is possible to use this site. The detailed items when clicking the items D1 to D4 for the real estate company (intermediary) are described according to the detailed items B and C.

Next, a registration procedure for a person who wishes to sell real estate will be described. When an individual sells a condominium at home, starting from the homepage 101 of the Uriie Information Center in FIG. 2, A in step 102 is selected (step 103), A3 in step 104 is selected, and A3-1 in step 115 is selected. Is selected, the process proceeds to a condominium advertisement publication application page (step 150).
While referring to the help, enter necessary information in the property information column to be sold. As property information, 1. Apartment name, 2. Address, 3. Room number; Transportation, 5. price,
6. 6. management costs; 7. Reserve fund for repair; 8. occupied area; 10. Balcony area 10. balcony direction, Layout 1
2. Structure, 13. Floor height, 14. 14. Total number of units, Date of construction,
16. Management mode, 17. Parking, 18. Delivery date, 19.
Scheduled delivery date, 20. Enter the tagline.
As the contact information of the applicant, 21. Name, 22. Address, 2
3. E-mail, 24. Phone number, 25. Mobile phone number, 26. Enter your fax number. 27. In the column of owner. Name and 28. Enter your address. As other items, 29. 20. Introducing buyers of intermediary real estate agents; Attached image, 31. Image sending method, 32. Enter other special instructions, confirm the entered information, and if there is no problem in inputting, click the register button to register the above property information. By clicking the registration button, the property information is registered (added) as new data in the server database, and when this registration is completed, an ID number for identifying the registered property and the property are registered in the registered personal computer. The information in which the seller's unique password is entered is automatically transmitted by e-mail from the server side. The above ID number and password are used when changing the input information, such as an error in the registered input information, and can be used to prevent the information input by others from being rewritten. is there. In the case of a condominium, it is relatively easy to obtain such condominium information whether it is a second-hand condominium or a new condominium. Therefore, available condominium information is stored in a database as richly as possible as data as an item of a composite key capable of specifying a condominium name such as a condominium name and an address or a postal code, and related data. Then, when data corresponding to the complex key of the condominium name and address or postal code of the condominium for sale is entered, information on the condominium, such as the structure of the condominium, the total number of units, the building date, the management form, etc. Other data such as the surrounding environment and exterior photos are automatically entered, and when the room number is entered, the property-specific information such as occupied area, balcony area, balcony direction, floor plan, floor height and floor plan, etc. It is convenient to construct a database so that data is automatically entered. In this case, if the data of the condominium for sale is stored in advance, by inputting the compound key item, the other related items are automatically input, and if the data of the condominium for sale is not input, The seller will have to enter them individually. The registered data is registered in the server database. The names of applicants mentioned above are slightly different between individuals and traders. The above example is for an apartment. In the case of a detached house or land, the input items are slightly different, but necessary property information, the applicant, the owner, and other items are input in the same manner.
Anyone can search the information of condominiums for sale, which are registered and stored in the server, by opening the homepage of the information center. Next, how to search will be described.

If the real estate being sought is an apartment, start from the homepage 101 of the Uriie Information Center in FIG. 2 and select B in step 102 (step 10).
5) When B3 of Step 106 is selected and B3-1 of Step 123 is selected, the screen shifts to a page of a desired property search form (Step 250). The search input items for properties include items such as desired property type (condominium, detached house, land), desired area, desired railroad / station, desired price, and the like. These items are searched by AND conditions. A desired area, desired railroads and stations can be searched for by OR conditions, and the desired price can be specified in a range. When an apartment is selected from the desired property type and appropriate conditions are set for the other items, and the execution button is pressed, the data is narrowed down and only the property information meeting the conditions is displayed in a table format. If nothing is displayed, it means that a property that meets the setting conditions has not been entered. In this case, the search is performed again by reducing the setting conditions or changing the setting range. If a plurality of properties that match the desired conditions are displayed, selecting any one displays the details of the selected individual property.
If the property is an apartment,
In addition to the apartment name, occupied area, balcony area, floor plan, address, age, as well as exterior photos, floor plans, indoor photos and surrounding environment, if provided by the seller, such information is displayed. If you find a property that meets your requirements, you can contact the seller by phone, fax or email. If the seller is anonymous (not shown), contact the property manager by phone, fax or email. In this case, pressing the e-mail button, inputting the ID number of the desired article and predetermined items such as the desired date and time of guidance, and pressing the send button sends an e-mail to the property manager and is specified by the ID number. Automatically forwarded to the seller's email address. A plurality of desired guidance dates and times can be freely set. The seller transfers the answer to the content of the e-mail to the purchaser and determines the guide date. If the seller and the buyer have direct business negotiations and decide to buy or sell, they will proceed with the contract by referring to the procedure information posted in the Uriie Information Center. If a request for creation of a document or the like is sent from both parties to the system administrator, the system administrator gives advice to the request. In this way, buying and selling can be carried out between the parties, but there is a lot of anxiety for dealings only between the parties who have no real estate transaction experience, especially for the buyer. Therefore, according to the present invention, when a purchaser finds a property that he / she wants to guide, or when there is no property that exactly fits the desired conditions, he / she can be introduced to a dedicated intermediary real estate agent who wants to purchase real estate. ing. A user who wishes to provide a full-time brokerage to support the buyer clicks on the banner advertisement of step 102G and returns to the buyer's home office (A
Access B). The buyer's home office (BA) has set link buttons on a plurality of pages that are deemed necessary so that the buyer can easily migrate. The banner advertisement page or the like may be provided with link means to a plurality of intermediary real estate agents dedicated to the buyer.

Next, the buyer's home office (BA) will be described in detail.
When the homepage (201) of the buyer's home office (BA) is opened and the start button is pressed, the screen shifts to various operation pages (202). In the various operation pages (202), there is an operation section which can be shifted to a page of each item of K buyers agent L desired property registration M house purchase flow N purchase support guide O Q & A P related link Q reference. When K in Step 202 is selected [K is clicked with the mouse] (Step 203), the process proceeds to Step 204, where "What is a buyers agent?"
By selecting any one of the business features (K2) of the agent "buyer's home office", the page shifts to a page describing detailed items or details thereof. When L of the page of step 202 is selected (step 205), the process proceeds to step 206, and a page of a desired property registration form (L1) for inputting details of an item to be registered is opened. When M on the page of step 202 is selected (207), the process proceeds to step 208, where the purchase budget of "flow of house purchase" is estimated (M1), desired properties are arranged (M2), and the site is visited. (M3), make a financial plan (M4), make a sales contract (M5), apply for a mortgage loan (M6),
By selecting one of the procedures for delivery and settlement (M7) and the procedures before and after the move (M8), a transition is made to a page describing the detailed items of each item or details thereof. When N on the page of step 202 is selected (step 209), the process proceeds to step 210, and from the property introduction to purchase (N
1) By selecting the guide (N2) for contract affairs support, a transition is made to a page in which detailed items of each item or details thereof are described. Also, when O on the page in step 202 is selected (step 211), the process proceeds to step 212, where Q & A
The process proceeds to a page describing the detailed item (O) and details thereof.

Next, a method of requesting a user (buyer) who wishes to purchase real estate to the buyer's home office (BA) will be described in detail. As described above, when the link button to the buyer's main office such as the banner advertisement page on the homepage of the Uriie Information Center is clicked, the homepage of the buyer's main office (BA) is transferred. The homepage of Buyer Honpo (BA) can of course be opened by opening a general homepage. As described above, the homepage of the buyer's home office (BA) is opened (step 201), and when the desired property registration of step 202 is selected (step 205), a desired property registration form is opened (step 206). Information on the desired property (condominium, detached house, land, etc.), desired area, desired railroad / station, desired price, floor plan, area, etc. as well as name, address, telephone number, mobile phone number, fax number And the purchaser's personal information such as an email address. If there is a property to be purchased that has already been searched at the information center or the like, the information is also entered and the registration button is pressed (steps 220 and 221). Accordingly, when there is information on the above-mentioned property, personal information of the purchaser, and a specific guidance request (L2), the information is also registered (added) in the database of the server of the buyer's home office (BA) together (step S2). 222, 223), when the registration is completed, the data on the purchase desired article registration form is cleared (step 224). On the other hand, the new input data is printed out from the server computer of the buyer's home office (BA) in which the registration is completed. Based on this information, the manager of the buyer's home office (buyer-dedicated intermediary real estate agent) contacts the purchaser and supports the purchase of the property for the buyer. Even if the purchaser wants to guide you to multiple properties in advance, if you request a broker-dedicated intermediary real estate agent, all the contractors will arrange it, so not only can you save trouble, but also you It is a very good idea for the buyer because it can be obtained. or,
As a result of looking at the guide property, if the property does not match the desired property, the property information can be provided continuously, and if the property is liked, the property can be taken care of until the delivery.

[0018] When a sales contract is made by mediation of an intermediary real estate agent dedicated to the buyer, a sales contract or a loan procedure is made by contacting the agent. In this case, a convenient date for both the seller and the buyer has been conventionally determined by telephone contact or the like. In the present invention, when both the seller and the buyer are set up to be able to send and receive e-mails, both sides send e-mails in a predetermined format for determining the promised date, and both sides can send the e-mails at their convenience. If a plurality of dates and times are transferred and there is a date and time that matches both circumstances, the closest date and time in the near future (for example, 12 hours after the current time) is selected, and the selected date is automatically assigned to both mail addresses. It is to be transferred. Specifically, the matching process is performed as follows. In other words, the trader (buyer main office)
When inquiring the promised date from the seller to the seller and the buyer, contact the judicial scrivener or bank that needs to be present in advance,
A number of convenient dates and times within two weeks are set. The time setting may be arbitrarily set. For example, a schedule for two weeks is set every other hour from 9:00 to 2:00 (6 ways of 9, 10, 11, 12, 12, and 12:00). The convenient date and time permitted by the intermediary real estate agent (buyer's main office), the judicial scrivener and the bank are all displayed (input) in a prescribed format in a document entry column of the e-mail (steps 301 and 302). This is transmitted to both the seller and the buyer (step 303). The seller and the buyer either select (or input) all the inconvenient dates and times under the inconvenient date and time, or select (or enter) all the convenient dates and times under the favorable date and time, and Reply to your email address. When a reply mail arrives, the contents of the mail are set to be automatically input into the database of the server (step 30).
4,305). Condition that the contents of both reply mails have been entered in the server database (step 306)
The data (X) of the common date and time 12 hours after the current date and time is extracted from the data of the seller with the convenient date and time and the data of the buyer with the convenient date and time. Sort them in ascending order (Step 3
97, 308, 309), among the rearranged data, the first (top 1) data (x1) is extracted (step 310), and output to the document writing column of the formatted e-mail (step 311). . And the top one
The e-mail address (seller and buyer's e-mail address) of the e-mail which is the input source to the server from which the data (x1) is taken in is designated as the destination of the e-mail and the seller and the buyer agree with each other. An earlier date of a good day is notified to both parties as a promised date (step 312). Upon receipt of this notification (incoming e-mail), both parties go to a predetermined place at the selected appointment date and time and make a sales contract or delivery in the presence of a judicial scrivener or a bank clerk. In the above processing, the setting method of the promised date and the condition for extracting the top 1 may be appropriately selected. However, in the present invention, the setting of both dates by the above method is performed. Defined as automatic matching processing. By performing the automatic matching process in this way, it is possible to determine the promised date for both parties by arranging a single email transmission without having to contact the phone several times to set the promised date for the procedure. It is. If there is no top 1 data,
Under this condition, the seller automatically sends an e-mail to the seller saying, "We did not agree with the buyer, so please select from the date and time that is convenient for the buyer." If automatic processing is performed so that the transferred date and time are transmitted to both parties as the promised date, the date and time can be set more reliably.

Next, a description will be given of the price evaluation of the real estate for sale for the seller. The price of the real estate for sale is basically determined by the seller. When selling a real estate property, the seller wants the seller to be high and the buyer wants it to be cheap. Since buying and selling is established by the balance between supply and demand, it is desirable that the buying and selling price be a price considered to be within an appropriate range. Therefore, if the selling price can be calculated, it becomes a reference when the seller decides the price. In the case of condominiums, past transaction cases are stored in the database, and the occupied area, age, building appearance, floor plan, storage space, hierarchy, facilities, traffic, The selling price is assessed using the surrounding environment and other requirements as comparison requirements, and the assessed price is displayed with a range of 5% before and after the calculated assessment value. Considering the case where the case is not the same apartment, the case where the comparison requirement is partially missing, the case where the case is sold out is old, etc., if the assessment is given a grade such as A, B, C, D, E, Relevance arises depending on the appropriateness of the assessment. If the assessment accuracy is high, it is possible to appeal to the buyer that the selling price is appropriate in the event of a business negotiation, and the buyer can be convinced. Therefore, the degree of completion of the sale increases, and the seller can sell the property easily. According to the present invention, the price of a second-hand condominium is assessed as follows. Register in advance the data of the property name, location, occupied area, age, transaction price, sales unit price, transaction date of the second-hand condominium with sales cases, as well as data on the disparity value to compare the disparity in the assessment conditions . The disparity value of the condition disparity comparison data is set as follows. In addition, with respect to the disparity values of 2 to 14 below, plus, zero, or a negative disparity value is set according to the disparity value of “1. Traffic”. 1. Transportation, walking time to the nearest train station or bus stop (10 minutes → 0, 9 minutes or less → + 1.5 / min, 11 minutes or more →
-1.5 / min), the bus ride time to the nearest train station (10 minutes → -10, 9 minutes or less → + 1 / min, 11 minutes or more →
-1 / min) 2. 2. Surrounding environment (excellence); 3. Land rights (by rights); 4. Age of construction (elapsed years after construction); 5. Building appearance (appearance finishing method), 6. Layout (excellence), 7. Storage (excellence), 8. 8. Hierarchy (by hierarchy); 9. Orientation of opening (direction of window for corner room, middle room) 10. Inhibition degree of sunshine and ventilation (depending on degree), Balcony size (by area), 1
2. 12. form of manager (full-time, commuting, patrol, none);
13. Management of common parts (excellence); The disparity value of each item of equipment etc. (with trunk room, auto lock, with parking lot, private garden) is entered for each apartment sale case property.
When assessing a condominium for sale, the disparity value of each of the above items 1 to 14 is evaluated for the assessed condominium. Then, the value obtained by adding the total x0 of the disparity values of the example apartment to 100 is calculated as the evaluation point y0 (y0 = 100 + x
0) and 100 is the sum of the disparity values of the assessed apartment x1
The value obtained by adding is the evaluation point y1 (y1 = 10
0 + x1), and the ratio (y1 / y) between the evaluation point of the assessed apartment and the evaluation point of the example apartment is calculated as the unit price of the example apartment.
The integrated value of 0) and the occupied area of the appraisal condominium is used as the appraisal price, and the median value is displayed as a guideline selling price of 5% before and after. If the transaction date of the case property is less than one month from the time of appraisal, 5 points will be given, and 4,3,2,1 points within 2,3,4,5 months will be 4,3,2,1 points respectively. In this case, the score is set to 0, and if there is an unknown value for each item of the above-mentioned assessed apartment, the number of unknown items is multiplied by −1, and the sum thereof is set as the rank value of the assessment accuracy. The assessment grade indicated by the standard of assessment accuracy is A when the rank value is 4 or 5, B, C, D when the rank value is 3, 2, 1 or E when the rank value is 0 or minus, and the assessment accuracy. Is displayed together with the price assessment. In this way, the prices and valuation values of real estate with past transaction cases are stored in the database, and the real estate for sale based on the data of the case real estate and the property information such as the area of the real estate for sale and the evaluation value is used. Means for calculating the assessment price of the above and displaying a range indicating the range of the transaction price and a measure of the assessment accuracy.

[0020]

The real estate information system according to the first aspect of the present invention includes a means for inputting data of real estate information in a real estate information field on an Internet homepage and for registering the input real estate information. In a real estate information system having a means for searching for real estate property information and a means for displaying details of the searched individual real estate property information, a means for linking to a home page of a real estate agent dedicated to a user who wants a real estate property is provided. Because users who want real estate properties can know information such as real estate for sale on a personal computer at home and can negotiate by looking at the property they like,
It is possible to enter into a contract with a real estate owner without a brokerage commission, and for users who are concerned about making a sales contract with the parties, a dedicated real estate agent who wants real estate can provide assistance. It is possible to make a contract for buying and selling real estate, etc., in an advantageous manner for each user. Also, if there is more than one property that seems to meet your needs on your home computer, you must contact the owners such as all the sellers individually, but users who are not seen in Japan Since you can ask a dedicated broker real estate agent, you do not have to bother to contact yourself individually, and since the user dedicated broker real estate agent does not have a brokered property for sale, it strongly recommends a specific property There is no advantage that users can negotiate favorable negotiations. Claim 2 of the present application
In the invention according to the invention, the seller can directly register the information of the property to be sold via the Internet homepage without having to go through the intermediary real estate agent and have it widely advertised via the Internet, so there is a way to buy and sell without brokerage fees, and in general The chances of a sale are greater than relying on a real estate agency. In the invention according to claim 3 of the present application, since it is allowed to register not only real estate directly registered by an individual but also real estate sold by a general intermediary real estate agent, the buyer selects from many properties. This has the advantage that search can be performed efficiently and the number of contracts can be dramatically increased. The invention according to claim 4 of the present application is a property that meets the needs of users because the type of real estate for sale posted on the Internet homepage deals not only with condominiums but also single-family residential homes with terraces, terraced houses, and the sale of land Can be posted. The invention according to claim 5 of the present application can post not only property information specific to a real estate property for sale but also data on the surrounding environment of the location of the real estate property.
The property and the environment can be grasped, and it becomes an effective material for narrowing down. In the invention according to claim 6 of the present application, since a large number of apartment information is stored in the database in advance, if the data of the apartment to be sold is registered, the inputting work can be omitted, and the person who wants to sell can easily There is an advantage that necessary data can be filled. In the invention according to claim 7 of the present application, since a photograph and a floor plan of a condominium for sale are posted, there is an advantage that a user who wants to purchase a property can visually narrow down a property that meets conditions. The invention according to claim 8 of the present application calculates the appropriate transaction price from past transaction cases and displays the price assessment value of the property for sale, so that the seller who places the advertisement can easily determine the sale price. In addition, there is an advantage that it is possible to make a satisfactory advertisement even if the advertisement is posted by an individual. The invention according to claim 9 of the present application is a specification for specifying a seller of a real estate property when a user who wants to purchase a real estate property for sale whose seller is not displayed in the searched data desires guidance of the real estate property. By sending an e-mail to the system administrator with the assigned key item (ID number etc.), it is automatically transferred to the seller corresponding to the key item, thereby avoiding human error and promptly We can inform the seller of that information,
There is an advantage that real estate transactions can proceed smoothly. The invention according to claim 10 of the present application is that, when data is entered and registered in the information field of a real estate property, an e-mail in which an ID number for specifying the registered property and a registrant's unique password are written in the registered computer is sent from the server side. Automatically sent. This makes it possible to prevent other people from rewriting the input information beforehand, and when there is an error in the registered input information, input the above ID number and password at the request of the server side. This has the advantage that the input information can be changed. If the rental property is handled as in the invention according to claims 11 and 12 of the present application, it matches the property object handled by a general intermediary real estate agent and is convenient for the user.

[Alternative Embodiment] Although the above embodiment does not describe the property requested by the seller to the intermediary real estate agent, the advertisement of the property to be sold to the Uriie Information Center is the property requested by the seller to the intermediary real estate agent. However, the brokerage real estate article registered in the information hall by the brokerage real estate agent can be used. The flow of this system is as shown in FIG. In this case, if you want to provide information on the intermediary real estate, enter a contact address such as e-mail, telephone number, fax number, etc. of the intermediary real estate agent in the information column of the intermediary real estate Be prepared to contact the intermediary real estate agent.

Further, in the above embodiment, the real estate article posted in the advertisement is a property for sale, but the real estate article may be a rental property. In this case, the selling price is the rental fee.
In the case of rent, columns such as security deposit or security deposit are added.
Real estate properties to be included in the advertisement may be limited to rental properties only, or two real estate information of sale and rental can be posted on one homepage so that you can register and search for real estate for sale and register and search for real estate for rental. You may.
Note that the term “or / and” used in the specification is to be interpreted as meaning that either the AND condition or the OR condition is selected. The embodiment describes an example of the invention, and the invention described in the claims of the present application is not limited to the content of the embodiment.

[Brief description of the drawings]

FIG. 1 is an overall flowchart of a real estate transaction by a real estate information system according to an embodiment of the present invention.

FIG. 2 is a flowchart of an operation of a real estate sale article on a homepage according to an embodiment of the present invention.

FIG. 3 is a flowchart of an operation of a real estate sale article on a homepage according to the embodiment of the present invention.

FIG. 4 is a flowchart of an operation of a real estate sale article on a homepage according to the embodiment of the present invention.

FIG. 5 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 6 is a flowchart of an operation performed on a homepage of a property for sale in an embodiment of the present invention.

FIG. 7 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 8 is a flowchart of an operation of a real estate sale article on a homepage according to the embodiment of the present invention.

FIG. 9 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 10 is a flowchart of an operation performed on a homepage of a real estate for sale property in the embodiment of the present invention.

FIG. 11 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 12 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 13 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 14 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 15 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 16 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 17 is a flowchart of an operation performed on a home page of a property for sale in the embodiment of the present invention.

FIG. 18 is a flowchart of an operation on a home page of a property for sale in an embodiment of the present invention.

FIG. 19 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 20 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 21 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 22 is a flowchart of an operation performed by a homepage of a property for sale in the embodiment of the present invention.

FIG. 23 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 24 is a flowchart of an operation performed on a homepage of a real estate for sale property in the embodiment of the present invention.

FIG. 25 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 26 is a flowchart of an operation performed on a home page of a property for sale in an embodiment of the present invention.

FIG. 27 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 28 is a flowchart of an operation performed on a home page of a property for sale in an embodiment of the present invention.

FIG. 29 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 30 is a flowchart of the operation of the real estate for sale property on the homepage according to the embodiment of the present invention.

FIG. 31 is a flowchart of an operation performed on a home page of a real estate for sale property in the embodiment of the present invention.

FIG. 32 is a flowchart of an operation by a homepage for a real estate buyer in an embodiment of the present invention.

FIG. 33 is a flowchart of an operation using a homepage for a real estate buyer in an embodiment of the present invention.

FIG. 34 is a flowchart of an operation by a homepage for a real estate buyer in the embodiment of the present invention.

FIG. 35 is a flowchart of an operation by a homepage for a real estate buyer in an embodiment of the present invention.

FIG. 36 is a flowchart of an operation using a homepage for a real estate buyer in an embodiment of the present invention.

FIG. 37 is a flowchart of an operation by a homepage for a real estate buyer in an embodiment of the present invention.

FIG. 38 is a flowchart of data entry for which a buyer requests intermediation.

FIG. 39 is a flowchart of a matching process for setting a promise date.

FIG. 40 is an overall flowchart of a real estate transaction in another embodiment.

[Explanation of symbols]

1 Seller 2 User 3 Homepage (Homepage of Uriie Information Center) 4 Homepage (Homepage of buyer-only brokerage real estate company “Buyer Honpo”)

──────────────────────────────────────────────────続 き Continued on the front page (51) Int.Cl. ⁷ Identification symbol FI Theme coat ゛ (Reference) G07F 17/40 G07F 17/40 (72) Inventor Mikio Takashima 4-7-5 Komyobashi, Chuo-ku, Osaka-shi, Osaka No. F-term in Microsh Inc. (reference)

Claims (12)

[Claims] [Claim 1] A means for inputting real estate property information in a real estate property information field on an Internet homepage, registering the entered real estate property information, a means for searching for registered real estate property information, 1. A real estate information system comprising means for displaying detailed information of real estate information, wherein said real estate information system comprises means for linking to a homepage of a real estate agent dedicated to a user who desires a real estate property. 2. The real estate information system according to claim 1, wherein the real estate property is a property for sale that is input by the seller directly through the Internet homepage without going through an intermediary real estate agent. 3. The real estate information system according to claim 1, wherein the real estate properties are a sale property entered by the seller directly through the Internet homepage without the intervention of the intermediary real estate agent and a sale property requested by the intermediary real estate agent. 4. The real estate information system according to claim 1, wherein the real estate is a detached house with land, an apartment, a terrace house, and / or land. 5. The real estate information according to any one of claims 1 to 4, wherein the real estate information to be inputted is data of land or / and a building unique to the real estate and data of a surrounding environment at the location of the real estate. system. 6. A database that stores data on property information of newly built condominiums and / or second-hand condominiums and data on the surrounding environment of the condominium. If the real estate for sale to be registered is a condominium, an address or mail By inputting a key item and an apartment name that can identify the location ward such as a number, the main data items related to the apartment are automatically input on condition that the data of the apartment that matches the composite key item is registered, The real estate information system according to any one of claims 1 to 5, further comprising means for automatically inputting data specific to the room such as an occupied area and a floor plan by inputting a room number. 7. The real estate information system according to claim 6, wherein the data of the property information of the condominium includes image information such as a photograph and a floor plan. 8. A database in which prices and evaluation values of real estate having past transaction cases are accumulated in a database, and the real estate is sold based on data including case data, property information such as the area of real estate to be sold, and evaluation values. The real estate information system according to any one of claims 1 to 7, further comprising means for calculating an assessment price of the real estate and displaying a range of the transaction price. 9. A user who wishes to purchase a real estate for sale whose seller is not displayed in the searched data desires guidance of the real estate, designates a designated key item for specifying the seller of the real estate ( The real estate according to any one of claims 1 to 8, wherein the real estate is automatically transferred to a seller corresponding to the key item by sending an e-mail to a system administrator with an ID number or the like. Information system. 10. Entering data in the information field of a real estate article and registering the same, the server automatically sends an e-mail containing an ID number specifying the registered property and a registrant-specific password to the registered computer. The real estate information system according to any one of claims 1 to 9, wherein the real estate information system is configured as follows. 11. The real estate property is a rental property.
The real estate information system described. 12. The real estate information system according to claim 1, wherein the real estate information comprises sale property information and rental property information.