JP7814117B2 - Real estate transaction management device and real estate transaction management method - Google Patents

Description

The present invention relates to an apparatus and method for managing real estate transactions over a network.

In a real estate purchase transaction, the seller of the real estate (property) or a broker commissioned by the seller notifies multiple real estate agents (purchasers) of information about the property and places bids for the property with those agents. If multiple agents express interest in purchasing the property, the agent offering the best purchase terms (e.g., price, purchase timing) is granted priority negotiating rights with the seller.

With this type of real estate purchase method, by selling the property to a purchasing company rather than an individual, the selling price is generally lower than in a private sale, but the property can be sold quickly and reliably. Also, because no advertising is required, the property can be sold without neighbors finding out.

For example, the real estate purchase and sale support device described in Patent Document 1 is configured to accept input of bid amounts from buyer terminals via a network, notify the buyer terminal that submits the highest bid within the bidding period that it has been selected as the buyer for the real estate, and notify the seller terminal of the highest bid amount and information about the selected buyer.

JP 2018-45339 A

The real estate purchase and sale support device described in the above patent document makes no mention of how to notify buyers of information about real estate for which an offer for sale has been made, requiring buyers to periodically check whether the desired real estate is registered in the database. Furthermore, if the bidding conditions (bid amounts) from multiple buyers match, it is necessary to further adjust the purchase conditions between those multiple buyers. Thus, a more convenient real estate purchase system is desired.

One aspect of the present invention is a real estate buying and selling management device that receives information about real estate desired for sale from a seller's terminal, receives bidding information for the real estate from a buyer's terminal, and places a bid for the real estate. The device includes a recording device that records property information including characteristic information that indicates the characteristics of the real estate and desired property information that indicates the characteristics of the property desired by the buyer, a property information extraction unit that collectively extracts property information having characteristic information that matches the desired property information, a bid management unit that manages the bids for the real estate and transmits the collectively extracted property information to the buyer's terminal, and a buyer determination unit that grants negotiation rights with the seller based on the bid information after the bidding period for the real estate has ended.

In a real estate sales management device according to one aspect of the present invention, the bidding information includes information on the bid amount and the maximum purchase amount, and when there are multiple buyers with the same bid amount for the real estate, the buyer determination unit grants the right to negotiate with the seller based on the maximum purchase amount information. Furthermore, in a real estate sales management device according to one aspect of the present invention, it is preferable that the bidding status for the real estate can be confirmed from the seller's terminal.

The present invention provides a highly convenient real estate transaction management device and real estate transaction management method using a simple method.

1 is an explanatory diagram showing a system comprising a real estate buying and selling management server according to one embodiment of the present invention, a seller's terminal, and a buyer's terminal. FIG. 2 is a block diagram showing the configuration of the real estate buying and selling management server of FIG. 1. FIG. 2 is an explanatory diagram showing an example of property information data. FIG. 10 is an explanatory diagram showing an example of bidding information for a property. FIG. 10 is an explanatory diagram showing an example of buyer information. FIG. 10 is a flow diagram showing an example of real estate purchase processing. FIG. 10 is an explanatory diagram showing an example of a requested property bulk introduction screen displayed on a buyer terminal. FIG. 10 is an explanatory diagram showing an example of a bidding screen displayed on a purchasing company terminal. FIG. 10 is an explanatory diagram showing another example of a bidding screen displayed on a purchasing company terminal. 10 is a flowchart showing an example of processing when buyers who have submitted the highest bids compete with each other. FIG. 10 is an explanatory diagram showing an example of a bid information screen displayed on a seller terminal.

(First embodiment)
The present invention will be described below with reference to the accompanying drawings, in which: Fig. 1 shows the configuration of a real estate transaction management system according to the present invention; the system comprises a real estate transaction management device 10, a plurality of seller terminals 12, and a plurality of buyer terminals 14, which are connected to each other via a communication network 16;

The real estate transaction management device 10 is, for example, a general-purpose computer device, on which a program (real estate transaction management program 34) for performing various real estate purchase processes described below is installed. In addition to a CPU and memory, the real estate transaction management device 10 according to this embodiment is equipped with a bid management unit 20, a property information extraction unit 22, a buyer selection unit 24, a recording device 26, an input unit 28, a display unit 30, and a communication unit 32. By activating the real estate transaction management program 34 recorded in the recording device 26, the real estate transaction management device 10 operates as the bid management unit 20, the property information extraction unit 22, and the buyer selection unit 24, thereby performing various real estate purchase processes described below.

The recording device 26 is a non-volatile recording device such as a hard disk or SSD, and stores the real estate transaction management program 34 as well as various other data such as property information data 36, bid information data 38, and user data 40, which will be described later. The real estate transaction management program 34 is pre-installed on the computer that constitutes the real estate transaction management device 10. Alternatively, it may be installed on the real estate transaction management device 10 from an external recording medium such as a CD-ROM or DVD-ROM, or via the Internet.

The real estate purchase management program 34 is provided with a program for generating a website (purchase property site) for managing property information and bidding information between the seller terminal 12 and the buyer terminal 14. The purchase property site is generated when the real estate purchase management device 10 starts the real estate purchase management program 34. The bid management unit 20 records property information for the real estate for sale received from the seller terminal 12 via the purchase property site in property information data 38 and notifies the buyer terminal 14 of this property information. The bid management unit 20 also manages bidding by recording bid information received from the buyer terminal 14 via the purchase property site in bid information data 38, and notifies the seller and the buyer whose negotiation rights have been confirmed of the results after the bidding period ends.

The property information extraction unit 22 acquires the property conditions (location, price, etc.) desired by the buyer and stores them in the user data 40, then extracts one or more pieces of property information that match those conditions from the property information data 36.

When the bidding period for a registered real estate property ends, the buyer determination unit 24 reads the bidding conditions for the buyers that have made bids and determines the buyer that should be granted the right to negotiate with the seller.

Figure 3 shows an example of property information data 36 recorded in the real estate transaction management device 10. For each property, various data is recorded, such as the property ID, location, property type, property characteristics, brokerage price, minimum selling price, bidding deadline, person in charge ID, and seller ID. This information (excluding ID information) is entered by the seller's terminal 12 when registering the property information.

The property ID is a unique identification number assigned to each property to be purchased. The location is the property's address, and the property type is information that indicates the type of real estate (for example, "land and building," "land," or "apartment"). The property characteristics are information that is characteristic of each property (for example, "5-minute walk from the station," "close to a supermarket," or "close to a park"). The minimum selling price is the lower limit of the bid amount determined by the seller. The person in charge ID is the identification number (and contact phone number) of the person in charge at the real estate agent who will handle inquiries about the property. The seller ID is a unique identification number assigned to each seller.

In addition, the property information data 36 stores electronic data (PDF data) of property summaries submitted by sellers, associated with the property ID, and can be referenced by buyers as appropriate. Link destination information for the bidding information data, described below, is recorded for each property ID.

Figure 4 shows an example of bid information data 38 recorded in the real estate buying and selling management device 10. A bid ID is generated each time bid information is sent from a buyer, and the unique identification information (buyer ID) of the buyer who made the bid, the bid price, and the date and time of the bid are stored in association with this bid ID.

Figure 5 is an example of user data 40 recorded in the real estate purchase and sale management device 10, showing information about a buyer. Information about the contact person to be notified (email address, telephone number, and name of the person in charge) and characteristic information about the property the buyer wishes to purchase (desired property information) are stored in association with the buyer ID. This desired property information is used in the batch extraction process described below. Additionally, the user data 40 stores information such as the name and contact information of the seller wishing to sell real estate in association with the seller's identification information.

The desired property information may be, for example, information such as "within a 10-minute walk from the nearest station" or "land area of 100 ^m2 or more," which the buyer can input when creating an account in the real estate buying and selling management device 10 (or at an appropriate time after logging in to the system). The desired property information can be input by selecting items such as "distance from the nearest station,""landarea,""total floor area," and "year built" as appropriate and inputting numbers. Alternatively, the buyer may input multiple items as a sentence, and information for each item may be extracted using known syntax analysis.

The input device 24 is a device for inputting various information into the real estate transaction management device 10, and may be, for example, a keyboard, mouse, or touch panel. The display device 26 is a device for displaying various information, and may be, for example, an LCD panel or an organic EL panel. The communication unit 28 is a wireless or wired communication device for sending and receiving data with external devices.

In this embodiment, various data such as property information data 36, bid information data 38, and user data 40 are stored inside the real estate transaction management device 10, but this data may also be stored on a device other than the real estate transaction management device 10 (a web server, a cloud server), and configured to be accessed and updated as needed from the real estate transaction management device 10.

The seller's terminal 12 is a mobile terminal capable of communication, such as a general-purpose computer, mobile phone, or tablet, and is owned by the seller of the real estate (or a real estate agent entrusted with the sale of the real estate by the seller). The seller's terminal 12 accesses a property purchase website managed by the real estate sales management device 10 to input property information for the real estate to be sold, and also receives information on purchasing agents that have made bids from the real estate sales management device 10 as appropriate.

The buyer's terminal 14 is a mobile terminal capable of communication, such as a general-purpose computer, mobile phone, or tablet, and is owned by a real estate agent wishing to purchase real estate. The buyer's terminal 14 accesses a property purchase website managed by the real estate purchase management device 10, checks information about the property desired to be purchased, enters information such as the bid price, and submits a bid. After the bidding period ends, the buyer's terminal 14 receives information about the bid results from the real estate purchase management device 10.

Figure 6 shows an example of the procedure for real estate purchase processing according to this embodiment. Using the seller's terminal 12, the seller accesses the property purchase site and logs in to the property purchase site by entering the account information (login name, password) previously assigned by the real estate purchase management device 10 on a login screen (not shown) (step S10).

After that, when a real estate information input screen (not shown) appears on the property purchase site, the seller operates the input device on the seller's terminal 12 to enter information about the property they wish to sell (address, property type, brokerage price, bidding deadline, and contact information), attaches electronic data of the property summary, and sends it (step S11). As a result, the property information they wish to sell and the property summary are sent to the real estate purchase and sale management device 10 (step S12).

The bid management unit 20 of the real estate sales management device 10 records the property information and property summary data sent from the seller's terminal 12 as property information data 38 and performs an approval process for the entered property information (step S14). This approval process is performed, for example, to check whether the property information is insufficient or excessive, or whether any of the content is inappropriate. The property information is approved when a sales management agent's staff member checks the content and clicks the approval button. Alternatively, the approval process may be configured to be performed automatically.

Once the property information is approved, the bid management unit 20 generates the address of a website for publishing the property information (property publication URL) and sends the property publication URL to the buyer terminal 14 (step S15). The property publication URL may be sent only to buyers who request it, or may be configured to be sent only for properties whose property address matches the buyer's business area.

The property information extraction unit 22 extracts the buyer's desired property information from the user data 40, compares it with the characteristic information stored in the property information data 36, and extracts properties that match the desired property information (step S16). This property extraction process may be performed when the approval process is completed for new property information, or it may be performed periodically at a fixed interval (for example, every few hours, every day, or every few days). Furthermore, if the desired property information contains multiple items, only properties that match all items may be extracted, or properties may be extracted if they match some of the items.

All property information extracted by the property extraction process (that matches the buyer's desired property information) is sent to the buyer's terminal 14 (step S17). Figure 7 shows an example of the display screen 50 of the buyer terminal 14 that received the property information. A request property bulk introduction page displays a list of all property information 52 (two in the example shown in Figure 7) that matches the desired property conditions (extraction conditions). The displayed property information includes, for example, the property address, property type, features, brokerage price, bidding deadline, and contact information, and an electronic property summary can be downloaded.

In the example screen of Figure 7, a bid button is displayed for each displayed property, and by clicking this bid button, the user can access the property purchase site and place a bid for that property. Also, in the example screen of Figure 7, a bulk bid button 54 is displayed for bidding on all displayed properties at once. By clicking this bulk bid button 54, the user can bid on all displayed properties at once (for all displayed properties, or for multiple selected properties). This allows buyers to efficiently find properties they wish to purchase.

A buyer wishing to purchase a property can individually check the registered property information by logging in to the property purchase site (Step S18). They can then make a bid for the property they wish to purchase. Figure 8 shows an example of a bidding screen displayed on the buyer terminal 14, which displays the same property information 62 as described in Figure 7, an input box 64 for entering bid information, and a bid button 66.

The input box 64 displays fields for entering the bid price, company name, contact name, and contact information for the displayed property, as well as a box for uploading a purchase certificate. The purchasing company's representative can enter information and upload a purchase certificate. Once this information is entered and the bid button 66 is clicked, a bid is placed for the property (step S19). Additionally, by clicking the collectively bid button 54 on the collective display screen of Figure 7, bid amounts can be entered for each of multiple properties displayed together. This allows for collective bidding, which is more efficient than bidding individually for multiple properties.

The bidding information entered by the buyer is sent from the buyer terminal 14 to the real estate sales management device 10 (step S20), and the bidding management unit 20 writes it into the bidding information data 36, thereby registering the bidding information (step S21). The real estate sales management device 10 accepts bids for the property until the bidding deadline has passed, and records the received bidding information in the bidding information data 36.

The bid management unit 20 of the real estate buying and selling management device 10 closes bidding for each property when the predetermined bidding deadline has passed (step S22). The buyer determination unit 24 then reads the bidding information recorded in the bidding information data 36 corresponding to the property for which bidding has been closed and determines the buyer to be granted negotiating rights with the seller (step S23). When there are multiple bids, the buyer to be granted preferential negotiation rights is determined based on the bidding information. For example, buyers with higher bid amounts or buyers with earlier planned purchase dates can be selected preferentially. Alternatively, the system may be configured to weight multiple items, such as bid amount and planned purchase date, to determine the buyer to be granted preferential negotiation rights. Furthermore, multiple buyers may be prioritized.

Once a buyer is selected to negotiate with the seller, the bid management unit 20 transmits the bidding results (determination of negotiation rights and notification of negotiation ranking) to the buyer terminal 14 that submitted the bid (step S24). The bid management unit 20 also notifies the seller terminal 12 corresponding to the property being purchased of the buyer who has requested the purchase and information on the purchase conditions (step S25), encouraging negotiations with the buyer.

The above explanation describes the bidding process for individual properties. However, if you click the bulk bid button 54 on the screen in Figure 7 to place a bulk bid on multiple properties, a flag indicating that a bulk bid has been made can be recorded in the bidding information data 36, and the buyer that placed the bulk bid can be placed at the top of the negotiation ranking during the buyer selection process after the bidding closes. This can provide buyers with an incentive to place a bulk bid, and also allow the seller to sell multiple properties at once.

Second Embodiment
In the real estate buying and selling management device of this embodiment, when bidding on a property, the maximum purchase amount is entered in addition to the bid price, and if multiple buyers submit bids at the same bid price, the ranking of negotiation rights is determined based on the information on the maximum purchase amount.

Figure 9 shows an example of a bidding screen according to the second embodiment. Compared to the bidding screen in Figure 8, it differs in that a maximum purchase price field has been added. The buyer enters a small amount above the bid price as the maximum purchase price and then makes a bid.

Figure 10 is a flowchart showing an example of bidding processing according to the second embodiment. When a property is registered from the seller's terminal 12, bidding for that property begins (step S31). When the bid management unit 20 receives bid information from the buyer's terminal 14, it writes the bid information into the bid information data 36, thereby registering the bid information (step S32). The real estate buying and selling management device 10 accepts bids for the property until the bidding deadline has passed, and records the received bid information in the bid information data 36.

The bidding management unit 20 determines whether the predetermined bidding deadline for each property has passed (step S33). Once the bidding period has passed, it closes bidding for that property and reads the bidding information from the bidding information data 36 (step S34). The purchaser determination unit 24 determines whether there are multiple buyers who have submitted the highest bid (step S35). If there are not multiple buyers, it determines the ranking of the negotiation rights based on the bid amount (and/or other information such as the planned purchase date) (step S36).

On the other hand, if there are multiple buyers who have submitted the highest bid, the buyer determination unit 24 reads the maximum purchase amount information corresponding to those buyers from the bidding information data 36 (step S37) and compares this maximum purchase amount information to determine the ranking of negotiation rights (step S38). The bidding results are then reported to the buyers and sellers (step S39).

It is also possible to configure each buyer to be able to input multiple maximum purchase amount information. In this case, the lowest maximum purchase amount (first-stage maximum purchase amount) among the multiple maximum purchase amounts is compared. If multiple buyers have the same first-stage maximum purchase amount, the next lowest maximum purchase amount (second-stage maximum purchase amount) is compared. In this way, the ranking of negotiation rights can be determined so that priority negotiation rights are granted to the buyer who offers the highest maximum purchase amount.

(Third embodiment)
The real estate buying and selling management device according to this embodiment is configured so that when a seller logs in to the property buying site from the seller's terminal 12, only the property information corresponding to the seller's identification information (seller ID) that has logged in can be read and displayed as bidding information. This allows the seller's terminal 12 to check the bidding information during bidding at any time, instead of receiving periodic reports on the bidding status from the buying and selling management company, and to quickly grasp the bidding status.

Figure 11 shows an example of bidding information, which displays the number of bidders and the bid price (highest bid price) along with property information. Alternatively, bid amount information may be displayed for each bidding company.

(Fourth embodiment)
The real estate buying and selling management device 10 according to this embodiment is configured so that multiple properties can be registered together on a property purchase site and sold together. When the seller terminal 12 connects to the real estate buying and selling management device 10 and registers the properties to be sold on the property purchase site, it is possible to register multiple properties for sale together. When properties are registered together, information indicating that they have been registered together (a bulk sale flag) is recorded in the property information data 38 in association with each piece of property data.

When the purchasing agent terminal 14 accesses the purchasing property website of the real estate buying and selling management device 10 and a certain property is extracted, the property information extraction unit 22 detects whether a bulk sale flag is recorded for the extracted property, and if so, extracts properties that have a bulk sale flag recorded from among other properties registered in the property information data 38 for the same seller ID. The bid management unit 20 then compiles and transmits information on the multiple extracted properties (with bulk sale flags recorded) to the accessed purchasing agent terminal 14.

At the buyer terminal 14, the buyer checks the displayed property information, selects the property they wish to purchase, and enters a bid amount to complete the bidding process. Furthermore, as in the first embodiment, a bulk bid may be submitted for some or all of the properties. In this case, a flag indicating that a bulk bid has been submitted may be recorded in the bidding information data 36, and the buyer that submitted the bulk bid may be placed at the top of the negotiation ranking during the buyer selection process after the bidding closes. This provides an incentive for buyers to submit bulk bids, and allows the seller to sell multiple properties in bulk.

Fifth Embodiment
The real estate buying and selling management device 10 according to this embodiment is configured so that, when selling a relatively large piece of land, the land is divided into multiple parcels in advance and registered as multiple real estate properties, allowing bidding for each property. When the seller terminal 12 connects to the real estate buying and selling management device 10 and registers a property (land property) to be sold on a property purchase site, the property can be divided into multiple parcels and registered for sale as multiple properties (parcel properties). The details of the division into multiple parcels are determined appropriately by the seller. When a property is registered, information indicating that it is a parcel property (parcel information flag) is recorded in the property information data 38 in association with each piece of property data.

When the purchasing agent terminal 14 accesses the purchasing property website of the real estate buying and selling management device 10 and a property is extracted, the property information extraction unit 22 detects whether a plot information flag is recorded for the extracted property. If a plot information flag is recorded, the bid management unit 20 can send information to the purchasing agent terminal 14 indicating that the property will be plotted and sold. Alternatively, information on other plotted properties may also be sent.

At the buyer terminal 14, the buyer confirms the displayed property information, selects the property they wish to purchase, and enters a bid amount to process the bidding. Furthermore, if multiple plots of property are displayed together, a bulk bid may be submitted for some or all of the properties they wish to purchase, as in the first embodiment. In this case, information (a flag) indicating that a bulk bid has been submitted may be recorded in the bidding information data 36, and the buyer that submitted the bulk bid may be placed at the top of the negotiation ranking in the buyer determination process after the bidding closes. This allows for efficient purchase processing even when the property they wish to sell is a relatively large piece of land.

The above-described multiple embodiments are not separate and independent, and may be combined to perform bidding processing.

The above-described embodiments have been described with the aim of enabling a person of ordinary skill in the art to practice the present invention. Various modifications to the above-described embodiments would naturally be possible for a person skilled in the art, and the technical concept of the present invention may also be applied to other embodiments. The present invention is not limited to the described embodiments, but is to be interpreted in the broadest scope in accordance with the technical concept defined by the claims.

10 Real estate buying and selling management device 12 Seller's side terminal 14 Buyer's side terminal 20 Bid management unit 22 Property information extraction unit 24 Buyer determination unit 36 Bid information data 38 Property information data 40 User data 50 Property collective introduction screen 60, 70 Bid screen 80 Bid information screen

Claims (3)

A real estate buying and selling management device that receives information about a real estate desired to be sold from a seller's terminal, receives bidding information for the real estate from a buyer's terminal, and makes a bid for the real estate,
a recording device for recording property information including characteristic information indicating the characteristics of the real estate and desired property information indicating the characteristics of the property desired by the purchaser;
a property information extraction unit that collectively extracts the property information having characteristic information that matches the desired property information;
a bidding management unit that manages bidding for the real estate and transmits the extracted property information to the buyer's terminal;
a purchaser determination unit that grants a right to negotiate with the seller based on the bidding information after the bidding period for the real estate has ended,
The bidding information includes information on a bid amount and a maximum purchase amount,
The real estate sales management device is characterized in that, when there are multiple buyers with the same bid amount for the real estate, the buyer determination unit grants them the right to negotiate with the seller based on information on the maximum purchase price . The real estate buying and selling management device of claim 1, configured to enable the seller's terminal to check the bidding status of the real estate. A real estate buying and selling management method for receiving information on a real estate to be sold from a seller's terminal, receiving bidding information for the real estate from a buyer's terminal, and placing a bid for the real estate,
Property information including characteristic information indicating the characteristics of the real estate and desired property information indicating the characteristics of the property desired by the purchaser are recorded in a recording device,
a property information extraction step in which a property information extraction unit collectively extracts the property information having characteristic information that matches the desired property information;
a bidding management step in which a bid management unit manages bids for the real estate and transmits the collectively extracted property information to the purchaser's terminal;
a purchaser determination step of granting a purchaser the right to negotiate with the seller based on the bidding information after the bidding period for the real estate has ended, in a purchaser determination unit ;
The bidding information includes information on a bid amount and a maximum purchase amount,
A real estate sales management method characterized in that, in the purchasing agent step, if there are multiple purchasing agents with the same bid amount for the real estate, the purchasing agent is granted the right to negotiate with the seller based on the information on the maximum purchase amount .