JP2002117122A - Method and system for electronic real estate transaction - Google Patents

Abstract

PROBLEM TO BE SOLVED: To provide a method and a system for electronic real estate transaction to which conditions advantageous for a seller can be introduced with the procurement of funds without requiring costs required for moving a house or store and further without finally losing owned real estate by enabling the continuous use of the real estate even after selling of owned real estate. SOLUTION: The auction is held for making bids while presenting a purchase factor determined on the basis of predetermined conditions for the seller of real estate to buy real estate back from a buyer at the time point of lease period fulfilling while leasing the real estate from the buyer with a fixed period after selling of real estate to the buyer, and a successful bidder is determined on the basis of a deciding method with this purchase factor as an element.

Description

DETAILED DESCRIPTION OF THE INVENTION

[0001]

The present invention relates to an electronic real estate transaction method and system.

[0002]

2. Description of the Related Art When a real estate owner who uses real estate as a residence, office, or store needs funds, there are two general methods for raising this fund based on the owned real estate. There are two ways. The first method is to sell the owned real estate, and the second method is to pledge the owned real estate as collateral and borrow it from a financial institution.

[0003]

However, the first method is to negotiate with a buyer or to place an auction to sell the real estate at a favorable price to the real estate owner. The disadvantage is that you lose your real estate and it becomes difficult to keep using it. In the second method, it is possible to continue using the owned real estate, and if the debt is repaid, there is no danger of losing the owned real estate. However, interest associated with the debt is usually one-sided by the financial institution. Has been decided on,
As with auctions, there is little room for a real estate owner to get a slight advantage. Therefore, it is possible to continue using the owned real estate, and furthermore, there is no risk of losing the owned real estate eventually, and
There was a need for a method that could lead the seller to any advantageous situation. The present invention has been made in order to cope with such a demand.
It is possible to continue to use owned real estate, and therefore
It does not require the cost of moving homes or stores, the interest associated with debt, and ultimately no risk of losing real estate, and can lead to a situation that is favorable to the seller for raising funds. It seeks to provide a possible electronic real estate transaction method and system.

[0004]

As described above, there is an auction as a method of selling owned real estate. When a sold real estate is sold in this auction, the seller can lease the sold real estate from the buyer. Then, while taking advantage of the auction's merit, you can sell your real estate at a price that is favorable to the real estate owner,
It is possible to overcome the disadvantage that it is difficult to continue using the owned property by losing the owned property. In addition, by adding the repurchase money to the lease fee, if the buyer can repurchase after a predetermined period of time while leasing after selling, there is no danger of losing the owned real estate. By the way, the technology related to computers, personal computers, and communication systems in recent years has been remarkably developed, and the Internet created in the process is expanding at a speed far beyond imagination. By using the Internet, anyone can immediately know the information published on the Internet, so if you hold an auction using the Internet, many people will be able to participate and increase the benefits of the auction. Can be. Therefore, the present invention has been made to realize an auction focusing on these points.

[0005] In the present invention, the property price of a real estate to be auctioned is referred to as a sale price when viewed from a seller, and is referred to as a purchase price when viewed from a buyer. The amount paid by the seller to the buyer to buy back the real estate is referred to as a repurchase amount, and the same amount is referred to as a resale amount when viewed from the buyer. Similarly, the amount paid by the seller to the buyer by adding the cost of the repurchase to the lease payments is referred to as a lease payment including repurchase money when viewed from the seller, and the repaid money when viewed from the buyer. This is referred to as a leasing fee.

First, an electronic real estate transaction method according to the present invention will be described. A first electronic real estate transaction method according to the present invention comprises:
Specifically, the following method is used. That is, since the seller of the real estate sells the real estate to the buyer for a certain period of time as a lease period, while leasing the real estate from the buyer, the seller repurchases from the buyer at the end of the lease period. On the basis of predetermined conditions,
The property information of the real estate is opened to the public through a communication network and an auction is held by the real estate purchase center that has received the offer to sell from the seller, and at least the purchase price of the real estate, lease fee, sales One or more purchase factors pre-selected to meet the conditions are selected from the auction, from the reimbursement, the lease term, or a factor newly generated by combining these factors. The participant, via the communication network, is presented and accepted a bid, the contents of which are disclosed, and after the bid deadline, based on at least the purchase factor as a factor, the seller is most advantageous to the seller. The auction participant presenting the purchase factor is determined to be a successful bidder. It is an electronic real estate transaction method.

FIG. 1 is a diagram showing a relationship between related persons or persons in charge of related departments in the first electronic real estate transaction method of the present invention. The first electronic real estate transaction method of the present invention is used in a system including a terminal of an auction participant 3 connected to a real estate purchase center 1 via a communication network 4. As described above, this method uses an auction, but it is not a simple sale, but the purpose of the auction is to set a lease period after the real estate seller sells the real estate to the buyer who is the auction winner. The purpose of this is to determine the buyer who is the seller's counterparty to the buyer and seller who leases real estate from the buyer and repurchases it at the end of the lease term. For this reason, at the time of an auction, conditions suitable for this purpose are set, and an auction is performed based on these conditions.

First, the real estate purchase center 1 that has received an offer to sell from a real estate seller based on the above conditions discloses the real estate property information via the communication network 4. On the other hand, the auction participant 3 determines at least the purchase price of the real estate, the lease fee,
A re-sold money, the lease period, or one of the factors newly generated by combining and combining these factors, which is selected in advance to meet the above conditions.
Participate in an auction by presenting one or more purchase factors via a communication network. As the purchase factor, for example, the purchase price and lease fee under the condition that the lease period is a predetermined fixed period and the resale is the same as the purchase price, or the resale is the same as the purchase price Or the purchase price under the condition that the lease period is a fixed period and the lease fee is a fixed percentage of the purchase price. And resale money,
Alternatively, under the condition that the lease period is a predetermined fixed period, a purchase price and a lease fee including resale money, which is a combination of a lease fee and a resale money, may be considered. The payment conditions for the above-mentioned lease fee and resale are generally payments, such as monthly payments, for the duration of the lease period, but payment payments in a lump sum can also be considered. . Since the status of the auction is disclosed on the communication network 4, the auction participant can make a bid with reference to the bid status. Then, after the bid deadline, the auction participant who has presented the purchase factor that is most advantageous to the real estate seller 2 is determined as the successful bidder based on at least the above-described determination method that includes the purchase factor. For example, in the above-described case where the purchase factor is the purchase price and the lease fee under the condition that the lease period is set to a predetermined fixed period and the resale is equal to the purchase price, the determination method is For example, the participant 3 of the auction that has presented the lease price and the purchase price at which the value obtained by dividing the lease fee by the purchase price is the smallest bidder.

According to the first electronic real estate transaction method of the present invention, even if the seller sells the owned real estate at an auction, the seller can lease the owned real estate from the buyer. It is possible to continue, therefore, without the cost of moving homes and stores or the interest on debt, and by adding a repurchase fee to the lease payment, after a certain period of time while leasing after sale,
It can be bought back from the buyer, so there is no risk of losing the real estate in the end, and there is room for selling the real estate at a price that is advantageous to the seller, which is an advantage of the auction. Can lead to different situations.

[0010] In the first electronic real estate transaction method of the present invention, the lease period is set to a predetermined fixed period, and the condition is that the seller pays the renewal-inclusive lease fee to the buyer periodically during the lease period. And the purchase price p of the real estate and the lease charge q including resale are used as purchase factors, and at least the purchase price p
And a solution r of this formula is calculated for each auction participant based on a predetermined formula including a resale-inclusive lease charge q as an element, and the solution r is the purchase value which is the most advantageous value to the seller. A second electronic real estate transaction method of the present invention in which an auction participant presenting the price p and the resale-inclusive lease fee q is determined as a successful bidder is considered.

That is, as a second electronic real estate transaction method of the present invention, the real estate seller leases the real estate from the buyer while renting the real estate from the buyer for a fixed period after selling the real estate to the buyer. In order to repurchase at the end of the term, the real estate purchase center that has received the offer to sell from the seller has provided a communication An auction is held by publishing detailed property information of the real estate via a network, and a purchase price p and a resale-inclusive lease of the real estate are set by the auction participant via the communication network so as to meet the conditions. A fee q is presented and a bid is made, the contents thereof are made public, and after the bid deadline, at least the purchase price p
And for each auction participant, a solution of the formula
Is calculated, and the auction participant presenting the purchase price p and the resale-inclusive lease fee q at which the solution r is the most advantageous value to the seller is determined to be the buyer as a successful bidder. It is a characteristic electronic real estate transaction method.

The relationship between the related persons or persons in charge of the related departments in the second electronic real estate transaction method of the present invention is the same as that in FIG. Therefore, this electronic real estate transaction method is also used in a system including the terminals of the auction participant 3 connected to the real estate purchase center 1 via the communication network 4. FIG. 2 is a flowchart showing the processing steps of the second electronic real estate transaction method of the present invention. (Alphabet number) in FIG. 2 represents a step number. In this method, the following conditions are set.
That is, the seller of the real estate leases the real estate from the buyer for a certain period after selling the real estate to the buyer and leases the real estate from the buyer while repurchasing it at the end of the lease period. The condition is that the buyer pays a lease payment including repurchase money. As a condition for regular payment, payment is generally made monthly. Under this condition, the real estate purchase center 1 previously publishes the property information of the real estate for which the seller has applied for sale on the communication network 4 (S1). In response, the auction participant 3 participates in this auction by presenting the purchase price p and the resale-inclusive lease fee q and bidding (Y1). Here, the resale-inclusive lease fee q is a monthly fee when the payment condition is monthly payment. The status of this auction is disclosed on the communication network 4 (S2). After the bid deadline, a solution r, which is the solution of this formula, is calculated for each auction participant based on a formula having at least the purchase price p and the resale-inclusive lease fee q as elements (S3). Then, the auction participant 3 presenting the purchase price p and the resale-inclusive lease fee q in which the solution r is the most advantageous value to the seller of the real estate is determined as the successful bidder (S4).

The above-mentioned second electronic real estate transaction method of the present invention is a more specific version of the first electronic real estate transaction method of the present invention. Same as the transaction method.

In the second electronic real estate transaction method of the present invention, the seller declares a minimum selling price and a maximum repurchase-inclusive lease fee, and the purchase price p and the resale-inclusive lease are based on these. An electronic real estate transaction method that adds a restriction on the fee q is conceivable. That is, as a third electronic real estate transaction method of the present invention, a minimum selling price, which is the minimum selling price declared by the seller, and
A maximum repurchase-inclusive lease fee that is the maximum amount of the repurchase-inclusive lease fee is included in the property information, the purchase price p is equal to or greater than the minimum sale price, and the resale-inclusive lease fee is included. A second electronic real estate transaction method according to the present invention is characterized in that the fee q is limited to the maximum repurchase-inclusive lease fee or less.

According to the third electronic real estate transaction method of the present invention, when an auction is established, the seller's selling price is equal to or higher than the seller's declared minimum selling price, and the repurchase-inclusive lease fee is reduced. Since it is guaranteed that the lease fee is less than or equal to the maximum repurchase-inclusive lease fee declared by the seller, it is possible to avoid a bid result worse than the condition declared by the seller.

In the above-mentioned second or third electronic real estate transaction method of the present invention, there are various formulas using the purchase price p and the lease payment q including resale money as various factors. Useful. That is, as a fourth electronic real estate transaction method, the formula is q / p = r, and
The second or third electronic real estate transaction method of the present invention is characterized in that a minimum value among the solutions r calculated for each of the auction participants is the value most advantageous to the seller. .

In the fourth electronic real estate transaction method of the present invention, the auction participant presents the purchase price p and the resale-inclusive lease fee q that minimize the solution r of the formula q / p = r. 3 is determined to be the buyer of the real estate as the successful bidder because the purchase price p and the resale-inclusive lease fee q that give the smallest solution r are the most advantageous to the real estate seller. This is because the ratio of the repurchase-inclusive lease fee (equal to the resale-inclusive lease fee q) required for donation to the seller's obtained sale price (equivalent to the purchase price p) is the smallest. Also, since the above formula is very simple, the calculation does not take much time,
Auction participant 3 with the smallest value among the solutions r
According to the electronic real estate transaction method described above,
The determination of the successful bidder can be made easily and clearly.

In any one of the second to fourth electronic real estate transaction methods of the present invention, a method may be added in which the seller is provided with the offer for sale via a communication network. That is, as a fifth electronic real estate transaction method of the present invention, the real estate purchase center receives the offer for sale from the seller of the real estate together with the property information of the real estate via the communication network. The electronic real estate transaction method according to any one of the second to fourth aspects of the present invention.

The portions indicated by dotted lines in FIGS. 1 and 2 are the above-mentioned added portions. That is, in FIG. 1, the real estate seller 2 has a terminal connected to the real estate purchase center 1 via the communication network 4. And FIG.
, The seller 2 of the real estate makes an offer to the real estate purchasing center 1 from this terminal for an auction conducted by the center 1. At this time, the property information of the real estate to be offered for sale is also transmitted from the terminal to the real estate purchase center 1 (X1).

According to the fifth electronic real estate transaction method of the present invention, the real estate seller 2 can apply for real estate sale to the real estate purchase center 1 through the communication network 4. Therefore, the application for sale can be made easily.

Next, an electronic real estate transaction system of the present invention will be described. The first electronic real estate transaction system of the present invention is specifically the following method. That is, the real estate purchase center server and the terminal operated by the auction participant are connected via a communication network, and in the real estate purchase center server, the property information of the real estate applied for sale by the real estate seller is Property publishing means to publish to the terminal, the seller sells the real estate to the buyer, and a fixed period as a lease period, while leasing the real estate from the buyer, at the end of the lease period The auction participant provides the purchase price p and sale price of the property by the auction participant so as to meet the condition that the buyer pays a renewal-inclusive lease fee continuously for the duration of the lease period in order to perform the repurchase. A refund-inclusive lease fee q is presented, and a bid accepting means for accepting a bid made from the terminal and the contents of the bid are disclosed to the terminal. And calculating a solution r of the formula for each auction participant based on a formula including at least the purchase price p and the resale-inclusive lease fee q after the bid deadline. And the successful bidder who determines the auction participant presenting the purchase price p and the resale-inclusive lease fee q at which the solution r is the most advantageous value to the seller as the successful bidder of the auction to be the buyer An electronic real estate transaction system comprising a decision means.

FIG. 3 is a block diagram of the first electronic real estate transaction system of the present invention. In FIG. 3, the first electronic real estate transaction system of the present invention includes a terminal 13 operated by an auction participant connected via a communication network 14 to a real estate purchase center server 11. The real estate purchase center server 11 is provided with a property disclosure means 21, a bid reception means 22, a bid disclosure means 23, and a successful bidder determination means 24. Property disclosure means 21
Has a function of previously publishing, on the communication network 14, the property information of the real estate that has been offered for sale by the seller. The bid accepting means 22 continues the lease period so that the seller leases the real estate from the buyer for a fixed period after the real estate is sold to the buyer and leases the real estate from the buyer at the end of the lease period. The auction participant presents the purchase price p and the resale-inclusive lease fee q of the real estate to the auction participant so as to meet the condition that the buyer pays the repurchase-inclusive lease fee periodically. Has a function of accepting a bid made from the terminal 13 operated by the user via the communication network 14. The bid publishing means 23 has a function of publishing the contents of the bid on the communication network 4. And the successful bidder determination means 2
4 calculates the solution r, which is the solution of the formula for each auction participant, based on a formula having at least the purchase price p and the resale-inclusive lease fee q after the bid deadline, and this solution r It has a function of determining the auction participant who has presented the purchase price p and the resale-inclusive lease fee q that are the most advantageous values to the seller as the buyer.

The operation, operation, and effect of the first electronic real estate transaction system of the present invention are the same as those of the above-described second electronic real estate transaction method of the present invention, and thus the description is omitted.

In the first electronic real estate transaction system of the present invention, the seller declares a minimum selling price and a maximum repurchase-inclusive lease fee, and the purchase price p and the resale-inclusive lease are based on these. A system that imposes a limit on the fee q is conceivable. That is, as the second electronic real estate transaction system of the present invention, the property information includes a minimum sale price, which is a minimum limit of the sale price declared by the seller, and a maximum limit of the repurchase-inclusive lease fee. A maximum repurchase-inclusive lease fee, the purchase price p is equal to or higher than the minimum sale price, and the resale-inclusive lease fee q is limited to be equal to or less than the maximum repurchase-inclusive lease fee. This constitutes a first electronic real estate transaction system of the present invention.

The effect of the second electronic real estate transaction system of the present invention is the same as that of the third electronic real estate transaction method of the present invention described above, and the description is omitted.

In the above-mentioned first or second electronic real estate transaction system of the present invention, various formulas can be considered in terms of the purchase price p and the resale-inclusive lease fee q, but the following system is also available. Useful. That is, as a third electronic real estate transaction system of the present invention, the above-mentioned calculation formula is q
/ P = r, and a minimum value among the solutions r calculated for each auction participant is the value most advantageous to the seller. The electronic real estate transaction system.

The operation, operation, and effects of the third electronic real estate transaction system of the present invention are the same as those of the above-described fourth electronic real estate transaction method of the present invention, and thus the description is omitted.

In any one of the electronic real estate transaction systems according to the first to third aspects of the present invention, a system may be added in which the seller is provided with the offer for sale via a communication network. That is, as a fourth electronic real estate transaction system of the present invention, the terminal is operated by the seller, and the seller makes an offer to sell the real estate from the terminal, together with the property information of the real estate. An electronic real estate transaction system according to any one of the first to third aspects of the present invention is characterized in that a property receiving means for receiving the property is provided in the real estate purchase center server.

The portion indicated by the dotted line in FIG. 3 is the above-mentioned added portion. That is, in FIG. 3, the terminal 12 operated by the seller of the real estate is connected to the real estate purchase center server 11 via the communication network 14. And
The real estate purchase center server 11 sends the real estate sale application made from the terminal 12 operated by the seller of this real estate to
Property receiving means 25 for receiving property information of the real estate together with the property information is provided. Therefore, the seller of the real estate sends the terminal 12 operated by the real estate
The application for sale at the auction conducted by the center 1 can be transmitted together with the detailed property information of the real estate, and the property information is received by the property receiving means 25.

The effects of the fourth electronic real estate transaction system of the present invention are the same as those of the fifth electronic real estate transaction method of the present invention described above, and a description thereof will be omitted.

[0031]

DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS Next, embodiments of the present invention will be described in detail with reference to the drawings. FIG. 4 is a configuration diagram of the electronic real estate transaction system of the present embodiment. In the present embodiment, it is possible to continue using the owned real estate by leasing the owned real estate from the buyer after the sale, and furthermore, there is no risk of losing the owned real estate, and raising funds. In addition, the present invention relates to an electronic real estate transaction system for conducting an auction capable of leading a situation advantageous to a seller. In FIG. 4, the electronic real estate transaction system of the present embodiment includes a server 31 a provided at a real estate purchase center 31 performing an auction on the Internet 33,
It is composed of a management terminal 31b and a terminal 32 (hereinafter referred to as a terminal 32) operated by a real estate seller or an auction participant. Among them, the management terminal 31b is the server 3
1a, and the server 31a includes a terminal 32,
It is connected via the Internet 33.

The server 31a includes, in addition to the CPU and the memory, a connection interface with the management terminal 31b, an operating system (OS), Web server software for operating a Web page, and software for performing processing necessary for holding an auction. Hardware, such as wear,
Software is provided. In addition, the terminal 32 has
A keyboard for inputting information, a display for displaying information, hardware such as various control circuits, and software such as a Web browser necessary for accessing the server 31a by connecting to the Internet 33 are provided.
The management terminal 31b is configured similarly to the terminal 32.

In the present embodiment, as described above, even if the owned real estate is sold, it is possible to continue using the owned real estate by leasing it from the buyer, and furthermore, there is a possibility that the owned real estate may be eventually lost. Without, and to raise funds,
The present invention provides an electronic real estate transaction system that performs an auction that can lead to a situation that is advantageous to a seller. The auction has the following structure. The seller of the real estate sells the real estate to the buyer for a certain period of time as a lease period, while leasing the real estate from the buyer and repurchasing it at the end of the lease period, the lease period continues. An auction is held on the condition that the buyer periodically pays the purchase fee including the repurchase money plus the repurchase money to the buyer. In this auction, the seller declares the minimum sale price, which is the minimum selling price, and the maximum repurchase lease, which is the maximum repurchase lease. The above purchase price p and the resale-inclusive lease fee q below the maximum repurchase-inclusive lease fee are presented as a pair to participate in the auction bidding. Then, after the bid deadline, a calculation formula q / p = r having the purchase price p and the resale-inclusive lease fee q as elements.
Is calculated for each auction participant, and the auction participant who presents the purchase price p and the resale-inclusive lease fee q that minimizes this solution r is determined as the buyer of the real estate as a successful bidder. I do. In the above, the calculation formula q / p
= The solution a of r is determined to be the buyer who purchases the auction participant who has presented the purchase price p and the resale-inclusive lease fee q that have the smallest value r as the successful bidder. Purchase price p and resale-inclusive lease fee q
Is the most advantageous for the seller of the real estate.
This is because the ratio of the repurchase-inclusive lease fee (same as resale-inclusive lease q) that needs to be donated to the selling price (same as the purchase price p) obtained by the seller is the smallest.

Specifically, the server 31a of the electronic real estate transaction system according to the present embodiment is provided with a Web site composed of a plurality of Web pages shown in FIG. 5, and by accessing this Web site from the terminal 32, Various processes are performed. As shown in FIG. 5, the configuration of this Web site includes a top page 41, a general information page 42, a sale application page 43, a purchase application (member application) page 44, a property outline information page 45, an auction bid participation application page 46, A property detailed information page 47, an auction status page 48, an auction bidding page 49, an auction successful bid result page 50, and a required documents page 51.

In FIG. 5, a top page 41 is a menu screen of the Web site. General information page 4
Reference numeral 2 denotes a screen for explaining a mechanism of an auction performed on this Web site. The sale offer page 43 is a screen for accepting a sale offer of a seller who wants to sell at the auction of this Web site. The purchase application (member application) page 44 is a screen for accepting an application of a candidate who wants to participate in an auction performed on this Web site. Since this auction employs a system for limiting auction participants to members, A candidate who wants to participate in the auction must first become a member, and this screen is a screen for applying for membership. The property summary information page 45 is a screen showing property summary information of a real estate to be auctioned. The auction bidding participation application page 46 is a screen for applying when a member actually wants to participate in auction bidding. The property detailed information page 47 is a screen showing property detailed information of a real estate to be auctioned. The auction status page 48 is a screen showing the bidding status of the auction. The auction bidding page 49 is a screen for a member who has applied for an auction bidding participation to bid on the auction. The auction successful bid result page 50 is a screen for displaying auction bidding results. And required documents page 51
Is a screen for downloading documents necessary for a contract or the like to a sale applicant, a membership applicant, a successful bidder, and the like. When accessing the property summary information page 45 and the auction bidding participation application page 46 among the above-mentioned pages, it is necessary to input an ID code, and the pages from the property detail information page 47 to the auction successful bid result page 50 are required. To access the page, a password must be entered.

Next, the operation of the electronic real estate transaction system of this embodiment will be described. In the operation of the electronic real estate transaction system of the present embodiment, the above-mentioned lease period is set to 10 years.
When the seller of the real estate desires to sell the owned real estate, the sales application is made by accessing the sales application page 43 of the server 31a of the real estate purchase center 31 from the terminal 32. For example, a real estate seller sets the minimum sale price, which is the minimum sale price, to 30 million yen, and sets the maximum repurchase-inclusive lease fee, which is the maximum limit of repurchase-inclusive lease fees, to 40 per month. If you apply for 10,000 yen, the minimum selling price of 30 million yen and the maximum repurchase-inclusive lease fee 4
The server transmits the $ 100,000 to the server 31a together with the property information of the real estate. Similarly, when a seller of another real estate desires to sell the owned real estate, an application for sale is made from the terminal 32.
Based on the transmitted property information of the real estate, the server 31a provides a summary of the property information and, as accompanying information, a minimum selling price of 30 million yen, a maximum repurchase-inclusive lease fee of 400,000 yen, and a lease period of 10 years. , And a bid deadline are displayed on the article summary information page 45 and made public, thereby holding an auction for this article. The property summary information page 45 displays property information of all the real estate for which an auction is being held by another offer for sale. At the same time, the detailed information of each real estate is posted on the detailed property information page 47 together with the accompanying information.

On the other hand, when an applicant to participate in the auction on this Web site accesses the auction bidding application page 46 and applies for a member, an individual ID code is assigned to each member. So, this member
From this, using this ID code, the article summary information page 45
By accessing, you can see the summary information of all the real estate where the auction is held. As a result, when the member actually wants to participate in the auction, accessing the auction bidding participation application page 46 and applying for a bidding participation in the auction, an individual bidding password is given. Therefore, the member can access the property detailed information page 47 using this password to know the detailed information of the property that he / she wants to participate in the bidding, and can access the auction status page 48 to bid for the auction. You can know the situation. Then, the member accesses the auction bidding page 49 using the password and makes a bid. Member
In the above example, when bidding on a property with a minimum sale price of 30 million yen and a maximum repurchase-inclusive lease fee of 400,000 yen, as described above, the purchase price p of the auction participant is at least the minimum sale price of 30 million yen. And resale-inclusive lease charge q
Must comply with the restriction that the maximum repurchase-inclusive lease fee is 400,000 yen or less. The result of the bid is sent to the server 31
a is displayed on the auction status page 48 and made public.

When the bid period has expired, the bid is closed.
Therefore, in the above example, as a result of the auction bidding deadline for the property with a minimum sale price of 30 million yen and a maximum repurchase-inclusive lease fee of 400,000 yen, the auction participants who bid are A, B,
It is assumed that the bid result is as shown in FIG. 6 when there are six persons C, D, E, and F. In each case, the purchase price p is 30 million yen or more, and the resale-inclusive lease fee q is 400,000 yen or less, so that the conditions applied by the real estate seller are satisfied. Next, for each auction participant,
The server 31a calculates the solution r of the above-described calculation formula q / p = r. The result is as described in FIG. From this result, F has the smallest value r, and E has the next smallest value. Therefore, the server 31a determines the successful bidder to be F. However, the electronic real estate transaction system of the present embodiment employs a system in which the next highest bidder is also determined in case the successful bidder loses the right to make a successful bid due to unavoidable circumstances. The next highest bidder is determined.

Considering this F's bid price p and resale-inclusive lease fee q, since the lease period is 10 years, the resale per month for a purchase price p of 30 million yen is: 30 million yen / (12 months X 10
Year) = 250,000 yen. However, since the resale-inclusive lease charge q is 350,000 yen per month, the difference of 100,000 yen is the lease charge per month, and the total lease charge for the 10 years is 100,000 yen X 12 months X 10 Year = 120
100,000 yen is the profit for the buyer's investment of 30 million yen.

According to the electronic real estate transaction system of this embodiment, even if the seller sells the owned real estate at the auction, the owned real estate sold by the seller can be leased from the buyer, so that it is possible to continue using the owned real estate. Therefore, it is possible to repurchase from the buyer after a certain period of time while leasing after sale by adding a repurchase fee to the lease fee without the cost of moving the house or store or the interest associated with debt. Therefore, there is no risk of losing the real estate in the end, and there is room to sell the real estate at a price that is advantageous to the seller, which is an advantage of the auction, leading to a situation that is favorable to the seller for raising funds be able to. Also, if the auction is successful, the seller's selling price will be
Worse than the seller's declared terms, as it guarantees that the lease repurchase fee is less than the seller's declared minimum sale price and that the repurchase-inclusive lease fee is less than the seller's declared repurchase-inclusive lease fee, respectively. The result of a successful bid can be avoided. Also,
Since the above formula is very simple, the calculation does not take much time and the auction participant who has the smallest value among the solutions r is selected, so that the successful bidder can be determined easily and clearly. be able to. Also, since real estate sellers can apply for real estate for sale to the real estate purchase center via the Internet,
Application for sale can be made easily.

In the above description of the electronic real estate transaction system of the present embodiment, the seller's offer to sell real estate is made electronically via the Internet by using the terminal 32 of the seller. A system in which a seller directly applies to the real estate purchase center 31 without using an electronic method is also conceivable. In addition, the seller imposes restrictions on the purchase price p and the resale-inclusive lease fee q by declaring the minimum sale price and the maximum repurchase-inclusive lease fee. In addition to these, there are other restrictions. May be imposed. Alternatively, a system that eliminates such a restriction is also conceivable. A system that imposes a completely different restriction from the present embodiment is also conceivable. In addition, although the calculation formula q / p = r is used as a calculation formula for determining a successful bidder, the calculation formula is not limited to this, and a calculation using at least the purchase price p and the resale-inclusive lease fee q is used. Any formula can be used as long as it is a formula that can determine the state most advantageous to the seller.

In the electronic real estate transaction system of the present embodiment, the lease period is set to a predetermined fixed period, and the seller pays the renewal-inclusive lease fee to the buyer periodically during the lease period. And the purchase factor presented by the auction participant at the time of bidding is a real estate purchase price p and a resale-inclusive lease fee q. However, it is not limited to this, and the seller of the real estate, which is the purpose of the auction, leases the real estate from the buyer for a certain period after selling the real estate to the buyer who is the winning bidder of the auction, and the lease period expires Under the conditions suitable for repurchase at the time, at least by bidding factors, at least the purchase price of the real estate, lease payments, resale, lease term, or a combination of these factors Any one or more purchase factors pre-selected from among the newly generated factors so as to meet the above-mentioned conditions may be used. In addition, a specific formula is used as a determination method for determining a successful bidder, but the present invention is not limited to this, and at least the purchase factor described above is used as an element, and the purchase factor that is most advantageous to the seller is presented. Any method may be used as long as it can determine the auction participant as the successful bidder.

The implementation of the electronic real estate transaction system of the present embodiment involves many legal issues, such as buying and selling, repurchasing, and leasing real estate. , A real estate purchase center,
It is desirable to take necessary measures such as concluding a contract between a real estate seller and an auction participant, etc., or performing procedures with the involvement of a lawyer. The property of the real estate purchase center in the electronic real estate transaction system according to the present embodiment is such that a seller who is a member and makes an offer to sell real estate on behalf of an auction participant who is a buyer of real estate based on the result of the auction. It can be said that this agency acts as a trading intermediary agency, and the real estate purchase center acts as a transaction intermediary agency to mediate the sale of an unspecified number of real estate buyers and an unspecified number of real estate buyers. It can also be configured.

As can be seen from the above description, the electronic real estate transaction system of this embodiment is a new investment means from the viewpoint of the auction participant, and furthermore, the profit is determined in advance from the viewpoint of the investor. It is an investment system that can earn income on a regular basis.
Therefore, in an aging society, it can be used as a stable asset formation means or asset management means for the elderly, and contributes to measures for the welfare of the elderly.

[0045]

According to the electronic real estate transaction method according to the first or second aspect or the electronic real estate transaction system according to the sixth aspect, even if the seller sells the real estate owned by the auction, the seller sells the real estate. Can be leased from the buyer, so that it is possible to continue using the owned real estate, and therefore the cost of moving homes and stores,
By eliminating the interest associated with debt and adding a repurchase fee to the lease payment, the buyer can repurchase the property after a certain period of time while leasing after sale, so there is no danger of losing the property in the end, and There is room to sell owned real estate at a price that is advantageous to the seller, which is an advantage of the auction, and can lead to a situation that is advantageous to the seller for raising funds.

According to the electronic real estate transaction method according to the third aspect or the electronic real estate transaction system according to the seventh aspect, when an auction is established, the seller's selling price is equal to or more than the minimum selling price declared by the seller. Since the repurchase-inclusive lease fee is guaranteed to be equal to or less than the maximum repurchase-inclusive lease fee declared by the seller, it is possible to avoid a successful bid result worse than the condition declared by the seller.

According to the electronic real estate transaction method of the fourth aspect or the electronic real estate transaction system of the eighth aspect, since the calculation formula is very simple, the calculation does not take much time.
In addition, since the auction participant having the smallest value among the solutions r is selected, the successful bidder can be determined easily and clearly.

According to the electronic real estate transaction method according to the fifth aspect or the electronic real estate transaction system according to the ninth aspect, the seller of the real estate applies for sale of the real estate to the real estate purchase center via the communication network. It is possible to easily apply for a sale.

[Brief description of the drawings]

FIG. 1 is a diagram showing a mutual relationship between related parties and related departments in a first or second electronic real estate transaction method of the present invention.

FIG. 2 is a flowchart showing processing steps of a second or fifth electronic real estate transaction method of the present invention.

FIG. 3 is a block diagram of a first or fourth electronic real estate transaction system of the present invention.

FIG. 4 is a configuration diagram of an electronic real estate transaction system according to the present embodiment.

FIG. 5 is a configuration diagram of a Web site provided in the Web server according to the present embodiment.

FIG. 6 is an explanatory diagram showing an example of a bidding result of an auction by the electronic real estate transaction system according to the embodiment;

[Explanation of symbols]

DESCRIPTION OF SYMBOLS 1 Real estate purchase center 2 Real estate seller 3 Auction participant 4 Communication network 11 Real estate purchase center server 12 Terminal operated by real estate seller 13 Terminal operated by auction participant 14 Communication network 21 Property publication means 22 Tender acceptance means 23 Tender disclosure Means 24 Successful bidder determination means 25 Property reception means 31 Real estate purchase center 31a Server 31b Management terminal 32 Terminal operated by the real estate seller or auction participant 33 Internet 41 Top page 42 General information page 43 Sale application page 44 Purchase application (member application) ) Page 45 Property summary information page 46 Auction bidding participation application page 47 Property detail information page 48 Auction status page 49 Auction bidding page 50 Auction bidding result page 5 Required Documents page

──────────────────────────────────────────────────続 き Continued on the front page (51) Int.Cl. ⁷ Identification symbol FI Theme coat ゛ (Reference) G06F 17/60 332 G06F 17/60 332 342 342

Claims (9)

[Claims] Claims 1. A seller of a real estate leases the real estate from the buyer for a certain period after the sale of the real estate to the buyer and leases the real estate from the buyer while the seller repurchases the buyer from the buyer at the end of the lease period. In order to perform the auction, the property information of the real estate is disclosed via a communication network and an auction is held by a real estate purchase center that has received an offer to sell from the seller based on predetermined conditions, and a bidding factor is As at least, from the purchase price of the real estate, the lease fee, the resale, the lease period, or a combination of these factors and newly generated by compounding, the condition is met. One or more pre-selected purchase factors are presented and bid by the auction participant via the communication network. Along with the acceptance is, its contents are published, after the bid deadline, on the basis of the determination method according to at least the purchase factor element, said the auction participants who presented the most advantageous and made the purchase factor to the seller,
An electronic real estate transaction method characterized by being determined as a successful bidder. 2. A predetermined fixed period is used as the lease period, and the condition is that the seller pays the buyer a lease fee including repurchase money to the buyer periodically during the lease period. A condition is used, and as the purchase factor, a purchase price p and a resale-inclusive lease fee q of the real estate are used. As the determination method, at least the purchase price p and the resale-inclusive lease fee q The solution r of the formula is calculated for each auction participant based on a predetermined formula having the following elements, and the purchase price p and the selling price at which the solution r is the most advantageous value for the seller are calculated. Lease fee q including refund q
2. The electronic real estate transaction method according to claim 1, wherein a method is used in which the auction participant who presents the auction is determined as the successful bidder to be the buyer. 3. The property information includes a minimum selling price, which is a minimum limit of a selling price declared by the seller, and a maximum repurchase-inclusive lease fee, which is a maximum limit of the repurchase-inclusive lease fee. 3. The electronic device according to claim 2, wherein the purchase price p is limited to be equal to or more than the minimum selling price, and the resale-inclusive lease fee q is limited to or less than the maximum repurchase-inclusive lease fee. Real estate transaction method. 4. The formula used is q / p = r, and among the solutions r of the formula calculated for each auction participant, the minimum value is the value most advantageous to the seller. The method for selling electronic real estate according to claim 2 or 3, wherein: 5. The real estate purchase center accepts the offer for sale from the seller of the real estate together with the property information of the real estate via the communication network. 4. The electronic real estate transaction method according to any one of 4. 6. A real estate purchase center server and a terminal operated by an auction participant are connected via a communication network, and in the real estate purchase center server, a property of the real estate for sale from a real estate seller A property publishing unit that publishes information to the terminal; and the seller leases the real estate from the buyer while the fixed period is a lease period after the real estate is sold to the buyer. In order to repurchase at the time of expiration, so as to meet the condition that the buyer pays a renewal-inclusive lease fee periodically to the buyer during the lease period.
The auction participant presents the purchase price p and the resale-inclusive lease fee q of the real estate, and a bid accepting unit for accepting a bid made from the terminal, and discloses the contents of the bid to the terminal. And calculating a solution r of the calculation formula for each auction participant based on a calculation formula including at least the purchase price p and the resale-inclusive lease fee q after the bid deadline. ,
The auction participant presenting the purchase price p and the resale-inclusive lease fee q at which this solution r is the most advantageous value to the seller is determined as the successful bidder of the auction to be the buyer. And an electronic real estate transaction system. 7. The property information includes a minimum sale price, which is the minimum sale price declared by the seller, and a maximum repurchase-inclusive lease fee, which is the maximum repurchase-inclusive lease fee. 7. The method according to claim 6, wherein the purchase price p is limited to the minimum sale price and the resale-inclusive lease fee q is limited to the maximum repurchase-inclusive lease fee. Electronic real estate transaction system as described. 8. The formula used is q / p = r, and among the solutions r of the formula calculated for each auction participant, the minimum value is the value most advantageous to the seller. The electronic real estate transaction system according to claim 6, wherein: 9. The real estate receiving means for receiving the application for sale of the real estate made from the terminal by the seller together with the real estate information of the real estate while the seller is operated by the seller. 9. The method according to claim 6, wherein the server is provided in a purchase center server.
Electronic real estate transaction system described in section.