JP5529767B2 - Land rent calculation system - Google Patents

Description

This invention relates to a rent calculation system of land that can be used to calculate the land rent.

  When building a new commercial facility such as a supermarket, the land is often rented from the owner.

  If the land rent is too large, it will be difficult to operate the commercial facility, and if it is too small, the land owner will be dissatisfied.

  This standard is an evaluation standard for real estate, and Patent Document 1 discloses a system for determining an optimum usage method of a rental building using a certain evaluation standard.

  Although this system is said to be an optimal land use method determination system, the optimal building is tentatively determined from the use area, the designated floor area ratio, etc., and the optimal rent for the rental building is determined from this. It cannot be used to calculate land rent.

  In general, the basic method of renting land for commercial facility construction is that the lessee offers a security deposit to the land owner, and the building rent is the unit price per floor area of the sales floor, the area of the parking lot, etc. The monthly rent is determined by paying the floor area to be used and the floor area to be used.

  In addition, the land owner bears the building acquisition tax, building preservation registration fee, building property tax and fire insurance fee every year at the time of building acquisition.

  In the conventional method as described above, the land owners will know how much the land yields will be, and the lessees will be able to analyze the exact cost in a complicated and difficult to understand. There is a problem that the building rent cannot be calculated unless the construction cost is fixed.

  As described above, since there are many uncertainties in rent calculation, it has been difficult to explain logical rents or legitimate rents in the past, and problems are likely to arise for both the lessor and the lessee.

JP 2002-109019 A

  An object of the present invention is to provide a land rent calculation system capable of objectively calculating land rent.

  As a result of earnest research, the present inventor decided that the renter would separately bear all the actual expenses that had been borne by the owner of the land related to the building. It was found that the remaining rent actually received by the lessor can be calculated from the comprehensive evaluation data obtained from the constraint data including the topographic data and the use area designation.

  Here, as one of the actual expenses related to the building, there is the building depreciation expense, which is made to match the amortization of the security deposit.

  In addition, all actual costs other than depreciation related to buildings are construction costs, building acquisition tax, building preservation registration fee, building property tax, and building fire insurance premium. Join.

  Here, the renter wants to know the exact yield of the land, but in that case, the assumed land price is used as the evaluation of the land.

  The deemed route price is the “valuation amount (or price)” described in the breakdown (land) of property tax / taxation, and this assessment amount is the same as the property tax route price, and the taxable standard The amount is approximately 60-70% of the appraisal value in the case of commercial land due to measures to promote the balancing of tax burden levels. In general, the line price is used as a guideline for land sales. Yes.

  The present invention provides a land rent calculation system that ensures a reasonable yield for the renter and enables an accurate cost analysis for the renter when renting the land as described above. In particular, it is possible to provide a land rent calculation system that can accurately calculate the actual remaining rent received by the lessor based on the property tax assessment value of the land.

  That is, the above-described problems can be solved by the following embodiments.

(1) A rent calculation system for renting land in order to construct a building as a commercial facility, comprising the area of the land, the depreciation of the building, the property tax evaluation value, and the operation of the land each input data including the reference yields as a target on the assumption, an input means for entering evaluation data containing constraint data consisting of restrictions on building regulations for terrain data and said land comprises a shape of the land, the evaluation Evaluation that stores reference data consisting of terrain evaluation reference data and constraint evaluation reference data, and terrain coefficients corresponding to the reference data, and coefficient data consisting of constraint coefficients, as a table, on a recording medium as a reference for evaluating data a reading means for reading a reference database, the data recorded from the criteria database, input by the input means Terrain data and constraint data, before Symbol evaluated to determine the terrain coefficients and constraint coefficients corresponding to topographical evaluation reference data and constraint evaluation reference data read from the table in the reference database as an evaluation factor, further was determined for each evaluation factor a comprehensive evaluation coefficient determination means for determining the product as a comprehensive evaluation coefficient, to calculate the product of the inputted reference yields and determines the fixed income by the comprehensive evaluation coefficients before SL determining the input means, the fixed income wherein the product of the property tax valuation input calculated by the input means and a determination means for determining a hand rest rent annual to be substantially lessor take-home income, Ri Na has a further the determination means is amortized annual of guarantee deposits on land plants voters, you characterized in that it is so determined as commensurate with the depreciation annual of the building Land rent calculation system.

  (2) The terrain data input by the input means is the area data of the land and effective area data which is an area of the land that can be effectively used, and the evaluation standard database includes a rentable effective area ratio. Is stored as effective area ratio evaluation reference data, and the comprehensive evaluation coefficient determination means has an effective area ratio obtained by dividing the effective area data by the area data of the land exceeding the effective area ratio evaluation reference data. The land rent calculation system according to (1), wherein the numerical value is determined as the topographic coefficient.

  (3) The terrain data includes terrain deformation data having a height difference exceeding 1 m in the land, and the evaluation standard database includes height difference evaluation standard data indicating the magnitude of the height difference and terrain corresponding thereto. Deformation coefficients are stored as a table, and the comprehensive evaluation coefficient determination means determines the magnitude of the height difference based on the input topographic deformation data, and responds from the evaluation reference database based on the determination. The terrain deformation coefficient is read out, used as an evaluation coefficient, and a product of this and a value obtained by dividing the effective area data by the land area data is determined as the terrain coefficient. The land rent calculation system according to (2) above.

  (4) The constraint data input by the input means is data indicating a use area designation of the land, and the evaluation standard database includes the first type residential area and the second type as the constraint evaluation standard data. Usage specification evaluation standard data indicating any one of the residential areas or other usage areas and usage specification coefficients corresponding to these are stored as a table, and the input restriction data is the first type residential area. The land according to any one of the above (1) to (3), characterized in that it is 0.85 at the time of 0.9, 0.90 at the second type residential area, and 1.00 at other designations. Rent calculation system.

  (5) The constraint data input by the input unit includes a floor area ratio in the land, and the evaluation basis database includes a floor area coefficient as a basis area evaluation criterion data of the constraint evaluation criterion data and a corresponding constraint coefficient. It is stored as a table, and the floor area factor is 0.95 when the floor area ratio is 70% or less, and 1.00 when the floor area ratio is more than 70%. Is read out from the evaluation standard database and compared with the data of the floor area ratio 70%, and when the input floor area ratio exceeds 70%, the floor area coefficient 1.00 is selected from the evaluation standard database, When the ratio is less than 70%, the read floor area coefficient of 0.95 is selected and determined as one of the constraint coefficients. Wherein (1) to (4) land rental fee calculation system according to any one of.

  (6) The constraint data input by the input means includes road data including the number of roads connected to the land and the width data thereof, and the evaluation reference database includes the number of roads connected to the land and The road evaluation standard data as the width evaluation standard is stored as the constraint evaluation standard, and the corresponding road coefficient is stored as a table. The comprehensive evaluation coefficient determination means is based on the input road data. The road evaluation standard data read from the evaluation standard database is referred to, and the corresponding road coefficient is read from the evaluation standard database and used as a constraint coefficient (1) Thru | or the land rent calculation system in any one of (5).

(7) The input means includes the building acquisition tax amount, building preservation registration fee, the total amount of building construction costs, etc., the estimated amount of large-scale repair work for buildings, the amount equivalent to the fire insurance premium for buildings, and the year in the commercial facility is possible to input the respective data of the quotient prediction amount, the reading means, comprehensive evaluation coefficient determining means, confirm hand stage, the hand remaining rent per year of data, from the data of the total amount of construction costs, etc. of the building, which the land amount of money per year divided by the lease period, is from the building of the property tax and fire insurance premium amount equivalent data to calculate the rent per year meter, further, large of the building that has been input from the previous fill power means The ratio of real estate cost sales, which is the sum of the annual amount of real estate costs, which is the sum of the annual burden of large-scale repair work divided by the construction period and the estimated annual amount of rent, divided by the estimated annual amount of the commercial facilities. To be calculated Land lease fee calculation system according to any one of (1) to (6), wherein the door.

  According to the present invention, it is possible to calculate the rent of land to be rented for constructing a commercial facility as a remaining rent that can be satisfied by both the land owner and the renter according to objective criteria.

The block diagram which shows the rent calculation system of the land based on the Example of this invention The figure which shows the table | surface of the terrain evaluation reference | standard data and coefficient stored in the evaluation reference | standard database of the Example The figure which shows the table of other topographical evaluation standard data and coefficient The figure which shows the table of the constraint evaluation reference | standard data and coefficient stored in the evaluation reference | standard database of the Example Figure showing a table of other constraint evaluation criteria data / coefficients The figure which shows the table of other constraint evaluation reference | standard data and a coefficient similarly Process flow diagram showing the process of calculating the remaining rent annual amount as rent using the land rent calculation system according to the embodiment

  Hereinafter, embodiments of the present invention will be described in detail with reference to the drawings.

  As shown in FIG. 1, a land rent calculation system 10 according to an embodiment of the present invention is a computer system, and includes an input means 12, an evaluation criterion database 14, a comprehensive evaluation coefficient determination means 16, and a confirmation means. 18.

  The input means 12 is an input device such as a keyboard, and accepts input of real estate information.

  Here, the real estate information is each input data including a property tax evaluation value of the target land and a base yield as a target when the land is assumed to be operated, topographic data including the shape of the land, and the above Evaluation data including restriction data consisting of restrictions on building regulations for land.

  The evaluation reference database 14 records terrain evaluation reference data serving as a reference for evaluating evaluation data, reference data including constraint evaluation reference data, and terrain coefficients corresponding to the reference data and coefficient data including constraint coefficients. It is stored on a medium.

  Specifically, as shown in FIGS. 2 to 6, reference data and coefficient data corresponding to the reference data are stored in a recording medium as a table. Details of this table will be described later.

The comprehensive evaluation coefficient determination means 16, the terrain data and constraint data input by the input means 12, with reference to the corresponding topographical evaluation reference data and constraint evaluation reference data read out from the evaluation criterion database 14, the corresponding This is a central processing unit (CPU) that determines the terrain coefficient and the constraint coefficient, and further determines the product of all the determined coefficients as the overall evaluation coefficient.

  Reference numeral 22 in FIG. 1 indicates a reading means for reading data recorded from the evaluation reference database 14.

The determination means 18 is configured to determine a definite yield by calculating the product of the previous SL determined overall evaluation coefficient with the reference yields input by the input unit 12, is input by the input unit 12 and the fixed income In addition, by calculating the product of the property tax evaluation value, it is determined to determine the remaining rent annually that will be the proceeds of the lessor.

  Reference numeral 24 in FIG. 1 is an output means for outputting the determined overall evaluation coefficient and annual remaining rent, and is a display device such as a printer or a display, and is input by the calculated remaining rent or input means 12. The printed data is printed or displayed as necessary.

  Next, reference data stored as a table in the evaluation reference database 14 and coefficient data corresponding thereto will be described with reference to FIGS.

  The terrain data as the evaluation data input by the input means 12 includes land area data, effective area data that can be used effectively within the land area data, and terrain deformation data having a height difference exceeding 1 m within the land. Can be entered.

  Corresponding to the area data of the land and the effective area data which is the area of the land that can be effectively used, the evaluation standard database 14 includes the effective area rate evaluation standard data and the topographic coefficient as shown in FIG. Stored as a table.

  Specifically, the effective area ratio evaluation reference data is an effective area ratio of 0.85. Correspondingly, when the effective area ratio exceeds 0.85, the terrain coefficient is stored as the effective area ratio. Has been. Accordingly, when the input effective area data / area data exceeds 0.85, the effective area ratio is directly used as the topographic factor (effective area ratio coefficient).

  In FIG. 3, when the input data is terrain deformation data, elevation difference evaluation reference data and terrain deformation coefficients corresponding to the input data are stored as a table. Specifically, when the height difference evaluation reference data is 1 m or less, if the height difference is 1 m and 1.5 m or less, 1.5 m and 2 m or less, the corresponding topographic deformation coefficients are 1.00 and 0, respectively. .95 and 0.90, which are stored as a table.

  The constraint data input by the input means 12 can be input as road data including data indicating land use area designation, land floor area ratio data, and the number of roads connected to the land and the width data thereof. .

  The evaluation standard database 14 stores the use designation evaluation standard data corresponding to the use area designation data and the use designation coefficient corresponding thereto as a table. Specifically, when the use area designation is the first type residential area, the use designation coefficient is 0.85, when the second type residential area is 0.90, and when the other area designation is 1.00 , Stored as shown in FIG.

Furthermore, evaluation criteria database 14, when the constraint data of floor area ratio, floor area coefficient as constraint factor floor area ratio evaluation reference data and the corresponding is stored as a table.

  Specifically, when the building floor ratio evaluation reference data is more than 0.7, the corresponding floor area coefficient is 1.00, as shown in FIG. Stored.

  Corresponding to the case where the input constraint data is road data, the evaluation standard database 14 stores road evaluation standard data and road coefficients corresponding to the data as a table, as shown in FIG.

Specifically, the road evaluation standard data includes one connecting road, a road width of more than 8 m, 8 m or less, more than 7 m, and 7 m or less and more than 6 m, and the corresponding coefficients are 1.00,. as 95,0.90, also when the road is more than two, road width is stored road coefficient when more than 6m is a 1.00.

  Next, with reference to FIG. 7, the process of calculating the remaining rent annual amount by the land rent calculation system 10 according to the present embodiment will be described.

  First, in step 101, the land area, property tax evaluation value, base yield data, and evaluation data are input by the input means 12, respectively.

Here, as shown in Tables 1 and 2, the input data consists of a land area of 2764m ² , a fixed asset value of 697,959,000 yen, a base yield of 8.00%, and an effective usable land area of 726 As the tsubo (2399 m ² ) and topographic deformation data, “less than 1 m” is input because there is no height difference exceeding 1 m.

  The land use area designation as one of the constraint data is input as the first type residential area, and as other constraint data, the floor area ratio in the land is input as more than 70%, and as other constraint data, it is connected The number of roads is one, and the width is input as more than 8 m.

In step 102, the reading means 22 reads the reference data and the coefficient data corresponding to the reference data from the evaluation reference database 14 of the recording medium. In step 103, the data input from the input means is compared with the table read from the evaluation reference database 14, and the corresponding evaluation coefficient is determined.

  When the evaluation factor is a landform coefficient that is the effective area rate of land, the effective area rate of 0.868 is calculated as shown in Table 2, for example, by dividing the input effective area by the land area. Since the area ratio 0.868 is more than 0.85 of the effective area ratio evaluation reference data, 0.868 calculated from the table is determined as the topographic coefficient.

  Further, since there is no height difference of 1 m or more in the land, the topographic deformation coefficient is determined as 1.00 with reference to the table of FIG.

  Since the use area designation data input as the constraint data is the first type residential area, the use designation coefficient 0 when the use designation evaluation standard data is the first type residential area is referred to the table shown in FIG. .85 is determined.

  Since the input floor area ratio is greater than 0.75, the floor area coefficient 1.00 when the floor area ratio evaluation reference data is greater than 0.7 is determined from the table shown in FIG.

  Furthermore, since the connecting road is one road having a width of more than 8 m, the road coefficient 1.00 when the road evaluation reference data is more than 8 m is determined from the table shown in FIG.

In step 104, the comprehensive evaluation coefficient determining means 16 calculates a product of all evaluation coefficients determined as described above and determines it as a comprehensive evaluation coefficient.

  Specifically, as shown in Table 2, 0.868 × 1.00 × 0.90 × 1.00 × 1.00 = 0.781 is determined as the overall evaluation coefficient.

Proceeding to step 105, the product of the overall evaluation coefficient 0.781 and the base yield of 8% input by the input means 12 is calculated to determine the fixed yield of 6.25% (see Table 2).

  Proceeding to step 106, the determination means 18 determines the product of the fixed yield 6.25% and the input property tax evaluation value 697,959 thousand yen = 43,600 thousand yen as the remaining rent annually ( (See Table 3).

  As described above, it is possible to set the property tax evaluation value and the base yield, and calculate the remaining monthly rent that is convincing to both the lender and the borrower from the comprehensive evaluation coefficient.

  The land rent calculating system 10 according to this embodiment not only calculates the above-mentioned annual amount of remaining rent, but also, as shown in Tables 4 to 11, (1) Sales floor area / number of parked vehicles, (2) Prediction of construction costs, guarantee deposits and annual depreciation, (3) Estimated amount equivalent to building property tax and fire insurance premium, (4) Calculation of building acquisition tax and building preservation registration fee and 30-year discount , (5) burden of large-scale repair work, (6) annual rent and real estate cost and real estate cost sales ratio, (7) depreciation of land owners, (8) profit and loss of land owners and balance of funds Can be calculated respectively.

  For example, the case where the rent annual amount, the real estate cost annual amount, and the real estate cost sales ratio shown in Table 9 are calculated will be described.

  In this case, the input means 12 includes the total amount of building acquisition tax, building preservation registration fee, building construction cost, etc., the estimated amount of large-scale repair work for the building, the amount equivalent to the fire insurance premium for the building, and the annual sales at the commercial facility. Each data of the predicted amount can be input.

In addition, the rent calculation system including the reading unit 22, the comprehensive evaluation coefficient determination unit 16 and the determination unit 18 calculates the land rental period from the data of the rent annual amount of the remaining rent, the total construction cost of the building, and the like. The rent annual amount meter is calculated from the data of the amount per year divided by, the property tax equivalent of the building and the amount equivalent to the fire insurance premium, and the rent calculation system is further configured to input the rent calculation system from the input means 12. Real estate cost, which is the sum of the annual cost of large-scale repair work divided by the construction period and the annual cost of real estate costs, which is the sum of the rent annual sum, divided by the estimated annual sales of commercial facilities The cost sales ratio is calculated. Examples of data (numerical values) are as shown in Table 9.

  In addition, the type of each evaluation data in the above embodiment, the evaluation reference data corresponding to this and the type thereof, the type and number of evaluation coefficients corresponding to the reference data are not limited to the embodiment, and other elements It may be used.

DESCRIPTION OF SYMBOLS 10 ... Land rent calculation system 12 ... Input means 14 ... Evaluation criteria database 16 ... Comprehensive evaluation coefficient determination means 18 ... Determination means 22 ... Reading means 24 ... Output means

Claims (7)

A rent calculation system for renting land to construct a building as a commercial facility,
Each input data including the area of the land, the depreciation of the building, the property tax valuation amount and the base yield as a target assuming the operation of the land, the terrain data including the shape of the land, and the land and input means to enter the evaluation data, including the constraints data consisting of restrictions on building regulations,
Reference data consisting of terrain evaluation reference data and constraint evaluation reference data as criteria for evaluating the evaluation data, and terrain coefficients corresponding to the reference data and coefficient data consisting of constraint coefficients are stored in a recording medium as a table. The evaluation criteria database
Reading means for reading data recorded from the evaluation criteria database;
The terrain data and constraint data input by the input means, to determine a pre-Symbol evaluation terrain coefficients and constraint coefficients corresponding to topographical evaluation reference data and constraint evaluation reference data read from the table in the reference database as an evaluation factor, further, A comprehensive evaluation coefficient determining means for determining the product of the determined evaluation coefficients as a comprehensive evaluation coefficient;
And determines the fixed income by calculating the product of the inputted reference yield by the input means and overall evaluation coefficients before Symbol determined, the property tax valuation entered by this fixed income said input means and calculates a product, and determination means for determining a hand rest rent annual to be substantially lessor take-home income, Ri na have, further, the determining means is the guarantee deposits on land plants voters amortization annual is, land rent calculation system you characterized in that it is so determined as commensurate with the depreciation annual of the building. In claim 1,
The terrain data input by the input means is the area data of the land and effective area data that is an area of the land that can be used effectively, and the evaluation standard database includes a lower limit value of the rentable effective area ratio. Is stored as effective area rate evaluation reference data, and the overall evaluation coefficient determination means, when the effective area rate as a result of dividing the effective area data by the area data of the land exceeds the effective area rate evaluation reference data, A land rent calculation system characterized in that a numerical value is determined as the terrain coefficient. In claim 2,
The terrain data includes terrain deformation data with a height difference exceeding 1 m in the land,
In the evaluation reference database, height difference evaluation reference data indicating the magnitude of the height difference and terrain deformation coefficients corresponding to the height difference evaluation reference data are stored as a table,
The overall evaluation coefficient determining means determines the magnitude of the height difference based on the input terrain deformation data, and reads out the corresponding terrain deformation coefficient from the evaluation reference database based on the determination, and evaluates it. A land rent calculation system configured to determine a product of a coefficient and a value obtained by dividing the effective area data by the land area data as a landform coefficient. In any one of Claims 1 thru | or 3,
The constraint data input by the input means is data indicating a use area designation of the land, and the evaluation standard database includes the first type residential area and the second type residential area as the constraint evaluation standard data. Application specification evaluation standard data indicating any or other application areas and application specification coefficients corresponding to these are stored as a table,
The usage specification coefficient is 0.85 when the input restriction data is the first type residential area, 0.90 when the second type residential area is specified, and 1.00 when the other specified data is specified. A characteristic land rent calculation system. In any one of Claims 1 thru | or 4,
The constraint data input by the input means includes the floor area ratio in the land, and the floor area coefficient is stored as a table in the evaluation criterion database as the floor area ratio evaluation criterion data of the constraint evaluation criterion data and the corresponding constraint coefficient. The floor area factor is 0.95 when the floor area ratio is 70% or less, and 1.00 when it exceeds 70%.
The comprehensive evaluation coefficient determining means reads the input floor area data from the evaluation reference database and compares it with the data of the floor area ratio of 70%, and when the input floor area ratio exceeds 70%, The floor area coefficient 1.00 is selected from the evaluation standard database, and when it is 70% or less, the read floor area coefficient 0.95 is selected, and this is determined as one of the constraint coefficients. This is a land rent calculation system. In any one of Claims 1 thru | or 5,
The constraint data input by the input means includes road data consisting of the number of roads connected to the land and the width data thereof,
In the evaluation standard database, the number of roads connected to the land and road evaluation standard data as the evaluation standard of the width thereof are stored as constraint evaluation standards, and the corresponding road coefficients are stored as a table,
The comprehensive evaluation coefficient determining means refers to the road evaluation standard data read from the evaluation standard database based on the input road data, reads out the corresponding road coefficient from the evaluation standard database, and sets the constraint coefficient A land rent calculation system characterized by being configured as described above. In any one of Claims 1 thru | or 6.
The input means includes the acquisition tax amount of the building, the building preservation registration fee, the total amount of the building construction cost, the estimated large-scale repair construction cost of the building, the amount equivalent to the fire insurance premium of the building, and the estimated annual sales amount in the commercial facility Each data can be entered,
The reading means, comprehensive evaluation coefficient determining means, confirm hand stage, the hand remaining rent per year of data, from the data of the total amount of construction costs, etc. of the building, the amount of per year which is obtained by dividing this in the land lease period, building Rent annual sum is calculated from the property tax and fire insurance premium equivalent data,
In addition, the real estate cost per year is the sum of the large-scale repair work large-scale repair work year burden that the predicted amount was divided by the construction period and the rent annual meter of the building that has been input from the previous fill power means, said commercial A land rent calculation system characterized by calculating the ratio of real estate cost sales divided by the estimated annual sales of the facility.

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