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WO2011139001A1 - Système et procédé de gestion d'investissement en biens immobiliers - Google Patents

Système et procédé de gestion d'investissement en biens immobiliers Download PDF

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Publication number
WO2011139001A1
WO2011139001A1 PCT/KR2010/003849 KR2010003849W WO2011139001A1 WO 2011139001 A1 WO2011139001 A1 WO 2011139001A1 KR 2010003849 W KR2010003849 W KR 2010003849W WO 2011139001 A1 WO2011139001 A1 WO 2011139001A1
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Prior art keywords
investment
real estate
investor
credit
beneficiary
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Korean (ko)
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윤현진
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Individual
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    • G—PHYSICS
    • G06—COMPUTING OR CALCULATING; COUNTING
    • G06Q—INFORMATION AND COMMUNICATION TECHNOLOGY [ICT] SPECIALLY ADAPTED FOR ADMINISTRATIVE, COMMERCIAL, FINANCIAL, MANAGERIAL OR SUPERVISORY PURPOSES; SYSTEMS OR METHODS SPECIALLY ADAPTED FOR ADMINISTRATIVE, COMMERCIAL, FINANCIAL, MANAGERIAL OR SUPERVISORY PURPOSES, NOT OTHERWISE PROVIDED FOR
    • G06Q50/00—Information and communication technology [ICT] specially adapted for implementation of business processes of specific business sectors, e.g. utilities or tourism
    • G06Q50/10—Services
    • G06Q50/16—Real estate
    • G—PHYSICS
    • G06—COMPUTING OR CALCULATING; COUNTING
    • G06Q—INFORMATION AND COMMUNICATION TECHNOLOGY [ICT] SPECIALLY ADAPTED FOR ADMINISTRATIVE, COMMERCIAL, FINANCIAL, MANAGERIAL OR SUPERVISORY PURPOSES; SYSTEMS OR METHODS SPECIALLY ADAPTED FOR ADMINISTRATIVE, COMMERCIAL, FINANCIAL, MANAGERIAL OR SUPERVISORY PURPOSES, NOT OTHERWISE PROVIDED FOR
    • G06Q40/00—Finance; Insurance; Tax strategies; Processing of corporate or income taxes
    • G06Q40/06—Asset management; Financial planning or analysis
    • G—PHYSICS
    • G06—COMPUTING OR CALCULATING; COUNTING
    • G06Q—INFORMATION AND COMMUNICATION TECHNOLOGY [ICT] SPECIALLY ADAPTED FOR ADMINISTRATIVE, COMMERCIAL, FINANCIAL, MANAGERIAL OR SUPERVISORY PURPOSES; SYSTEMS OR METHODS SPECIALLY ADAPTED FOR ADMINISTRATIVE, COMMERCIAL, FINANCIAL, MANAGERIAL OR SUPERVISORY PURPOSES, NOT OTHERWISE PROVIDED FOR
    • G06Q50/00—Information and communication technology [ICT] specially adapted for implementation of business processes of specific business sectors, e.g. utilities or tourism
    • G06Q50/10—Services
    • G06Q50/16—Real estate
    • G06Q50/163—Real estate management

Definitions

  • the present invention relates to a real estate investment management system and method, and in particular, to manage investment in real estate into investment right and residential beneficiary rights, to maximize the recyclability of the investment, even if the contract period or repurchase time does not match
  • the present invention relates to a real estate investment management system and method for ensuring stable repurchase to reduce the burden on investors and increase reliability.
  • Such a network real estate investment service is typically a service that brokers real estate transactions by posting real estate transaction information or recruits real estate investors to invest in a specific real estate so that the real estate is disposed of to obtain dividends according to the investment. .
  • the real estate manager 3 may be a trust company 2 itself or a financial company that deals with REITs, which are financial products related to real estate.
  • the purpose of the embodiments of the present invention for improving the above-mentioned problems is to solve the problems caused by the management and ownership of real estate ownership, separate the investors into investment beneficiary investors and residential beneficiary investors, and the difference in the point of repurchase It is to provide a real estate investment management system and method that can effectively manage the flow of unrealized profit distribution in accordance with the present invention, thereby improving satisfaction and reliability for investors of various purposes.
  • Another object of the embodiments of the present invention is to provide a real estate investor with an account that can confirm the investment status and the expected dividend amount, and to enable various transactions based on the balance of the account, thereby increasing the reliability of the investor and providing transparent management of the redemption amount. It is to provide a real estate investment management system and method to make it possible.
  • Another object of the embodiments of the present invention is to provide a real estate investment management system and method by which an operator of a real estate investment management system maintains real estate ownership and provides investors with rights of interest to reduce the complexity and the possibility of disputes due to division of ownership. will be.
  • Another object of the embodiments of the present invention is to manage the investment of the investor through the account, and to issue and manage alternative currency through the balance and the investor's creditworthiness to enable the investor to recycle the investment, and the unrealized profit by the difference in the redemption point. It is to provide a real estate investment management system and method by which the difference in distribution can be provided through alternative currency, which greatly increases the reliability of dividend payments to redeeming investors.
  • Another object of the embodiments of the present invention is to increase the reliability of the balance of the investor through the account and the reliability of the unrealized dividend payment through the alternative currency, and to diversify the contract period according to the difference in the investment purpose of the beneficiary investor and the residential beneficiary investor. It is to provide a real estate investment management system and method to respond.
  • Another object of the embodiments of the present invention is to grasp the balance of the account and the creditworthiness of the investor so as to issue a viable alternative currency corresponding to the balance, and through the transfer or balance between credit accounts using the balance. It is to provide a real estate investment management system and method that enables the reinvestment of other real estate to effectively utilize investments and dividends.
  • Still another object of the embodiments of the present invention is to partially depreciate the value of the alternative currency, which is not used at regular intervals, in order to induce the use and distribution of the alternative currency.
  • the real estate investment management system is a real estate investment management system for real estate owners to provide beneficiary rights to investors, which is divided into residential beneficiary right investors according to the investment information provided.
  • An investment management unit for generating contract information on the ownership rights and the first dividend rate of the investor, generating contract information on the second dividend rate of the investor divided into beneficiary rights investors for investment, and managing repurchase or extension upon termination of the contract; Create a credit account according to the investor's investment information provided through the investment management unit to provide credit balance information reflecting the real estate value obtained on the basis of external real estate quote information, and the investor's credit for the real estate in response to the repurchase request of the investment management department
  • a credit management unit for calculating an account Issuing an alternative currency based on the credit account balance of the credit management unit, and comprises an alternative currency management unit for managing the use and recovery of the alternative currency.
  • the real estate investment management system performs a dividend according to the change in the value of the real estate based on the investment contract information on self-owned real estate divided into residential beneficiary investors and investment beneficiary investors, and the residential beneficiary investors
  • a real estate investment management system that provides a title to an investor, which generates the contract information of the investor, manages the beneficiary accordingly, adds a portion of the dividend of the residential beneficiary investor to the concession share, adds it to the dividend of the beneficiary investor, and repurchases it upon repurchase.
  • An investment management unit that pays dividends in consideration of concession shares;
  • An alternative currency management unit for issuing alternative currencies that can be actually used;
  • the real estate investment management method is an investment management method using a real estate investment management system in which a real estate owner provides a beneficiary right to an investor.
  • the investment management unit receives and manages investment information provided from the outside.
  • a repurchase step in which the investment manager renews the contract for repurchase or extension at the investor's request upon expiration of the contract period and, accordingly, the credit manager settles all the investor's credit accounts for the property;
  • an alternative currency issuing step may be made to issue the cash shortage of the credit account settlement
  • the real estate investment management system and method according to the embodiment of the present invention solves the problems of real estate ownership management and equity splitting, manages the investor separately from the beneficiary investor and the residential beneficiary investor, and also the difference in the redemption timing.
  • By effectively managing the capital flows of unrealized revenue distribution it is possible to increase the satisfaction of investors for various purposes and to increase the reliability of the capital flows for operation, thereby stimulating real estate investment.
  • the real estate investment management system and method according to the embodiment of the present invention provides a real estate investor with an account that can confirm the investment status and the expected dividend amount, and allows various transactions to be made based on the balance of the account, thereby making investor convenience and reliability reliable. It is possible to increase the amount of money and transparently manage the redemption amount.
  • the real estate investment management system and method according to the embodiment of the present invention allows the operator of the real estate investment management system to maintain real estate ownership and provide investors with a right of interest, thereby reducing the complexity and the possibility of disputes due to the division of ownership, thereby increasing investment convenience and providing for residents. There is an effect that can increase the reliability.
  • the real estate investment management system and method according to the embodiment of the present invention enable investment recycling of investors by issuing and operating an alternative currency through the corresponding balance along with managing the investment of the investor through the account, and distributing the unrealized profit by the difference in the redemption point.
  • the reliability of dividend payments to repurchase investors can be greatly increased, thereby increasing the reliability and investment stability of the investment system and the operator.
  • the real estate investment management system and method according to the embodiment of the present invention improves the reliability of the balance management of investors through the account and the unrealized dividend payment through the alternative currency, and the contract according to the investment purpose difference between the beneficiary investor and the residential beneficiary investor. By being able to cope with the diversification of periods, it is possible to satisfy all investors with different purposes.
  • Real estate investment management system and method is to grasp the balance of the account and the creditworthiness of the investor to issue a real-use alternative currency corresponding to the balance, transfer between credit accounts using the balance In addition, it is possible to make the most of investments and dividends by reinvesting other real estate through the balance.
  • the real estate investment management system and method according to the embodiment of the present invention partially loses the value of the unused alternative currency at regular intervals in order to induce the use and active circulation of the alternative currency, thereby making the preferential use of the alternative currency or re-input into the account.
  • FIG. 1 is a conceptual diagram showing the concept of a conventional real estate investment system.
  • Figure 2 is an investment system configuration applied real estate investment system according to an embodiment of the present invention.
  • FIG. 3 is a conceptual diagram illustrating a basic operation method of the real estate investment system according to an embodiment of the present invention.
  • FIG. 4 is a conceptual diagram illustrating an unrealized profit compensation scheme of a real estate investment system according to an embodiment of the present invention.
  • 5 is a system configuration example according to an embodiment of the present invention.
  • FIG. 6 is a block diagram of the investment management unit according to an embodiment of the present invention.
  • FIG. 7 is a block diagram of a credit management unit according to an embodiment of the present invention.
  • FIG. 8 is a block diagram of an alternative money management unit according to an embodiment of the present invention.
  • Figure 9 is a block diagram of a credit loan management unit according to an embodiment of the present invention.
  • FIG. 10 is a conceptual diagram showing an example of revenue certificate trading according to an embodiment of the present invention.
  • 11 is a conceptual diagram showing an example of the operation of the alternative currency management unit according to an embodiment of the present invention.
  • FIG. 12 is a distributed configuration diagram of a real estate investment system according to an embodiment of the present invention.
  • FIG. 13 is a flow chart illustrating a real estate investment process according to an embodiment of the present invention.
  • the present invention is ready to implement the registration and registration number 10-0851031, 'method of providing network real estate transaction service through real estate trust' and registration number 10-0864603 'real estate transaction system and method through real estate trust'
  • the contents of existing registered patents are divided into an investment stake and a residential stake, and the investor has ownership of the real estate corresponding to the stake.
  • Investors with stakes in investments and residential shares are required to buy back the shares, including dividends, so that the stakes can be bought and sold, allowing investors to make small investments in certain real estate, while residential equity investors have low prices. Its main purpose is to be able to have a stake in and ownership of.
  • the present invention solves the issue of ownership splitting due to the split of shares, and the contract and trading complexities due to the registration of ownership, and prefers a different contract period according to the investment purpose, and repurchases investors when the redemption point and the real estate disposition point are different. It solves the problems of the registered patents by applying a new method to improve the investment management stability by solving the funding problem according to the prepayment, which should provide the unrealized profit to them in advance. In addition, a new scheme is proposed to enable various uses of investment funds. Thus, the registered patents may be related as a reference to the background of the present invention.
  • FIG. 2 is an investment system configuration to which a real estate investment management system according to an embodiment of the present invention is applied, and is self-owned in connection with a trust system 20 for issuing a certificate of profit to secure investment stability for an investor as shown in FIG. It may be made of an investment management system 100 that manages investment information for one real estate (10).
  • the real estate investment management system 100 owns the real estate 10 to be invested by its manager so that the real estate ownership division and additional registration registration problems for the investor do not occur, and the investor Providing a reliable return on the trust system through the trust system 20 to maintain the stability of the investment while preventing unnecessary ownership disputes or problems related to registration.
  • the real estate investment management system 100 basically determines the investment ratio according to the value of the real estate, the investor who invested a certain ratio is classified as residential beneficiary investors, and the investor or investors who invested other ratios are the right to invest Divided into investors.
  • the residential beneficiary investor provides the title to the property for the contracted period, and the investment beneficiary investor provides a higher dividend than the residential beneficiary investor.
  • the real estate investment management system 100 operated by the owner who owns the real estate 10 is directly (investor terminal) or indirectly invested information (investment) from the beneficiary investor 210 and the residential beneficiary investor 220.
  • a credit management unit 120 which provides a creditor and settles a credit account of all investors in the real estate according to the repurchase request of the investment management unit 110 and an alternative currency based on the credit account balance of the credit management unit 120.
  • Issuance, and alternative currency management unit 130 for managing the use and recovery of alternative currency.
  • the beneficiary investor 210 for investment invests at a rate equivalent to 60% of the value of the invested property and receives 75% of the profit as a dividend, and the residential beneficiary investor 220 receives 40% of the real estate value.
  • the beneficiary beneficiary investor 210 who actually invests 60% of the real estate value should receive 60% of the profits according to the investment ratio, and the residential beneficiary investor 220 who invests 40% of the real estate value is invested.
  • the residential beneficiary investor 220 will occupy real estate, but in return, a portion of its dividend rate should be given to the beneficiary investor 210 in return.
  • the concession stake of the residential beneficiary investor 220 is set at 15%.
  • the investment beneficiary investor 210 has a dividend of 15% more than the investment ratio, thereby increasing the expected profit of the investment.
  • the residential beneficiary investor 220 will have a dividend of 15% lower than the investment ratio, but it will not only provide stable housing but also expect a dividend profit from the rise in real estate value not found in the previous charter. Can be satisfied. This will be described in more detail through the example of FIG. 3.
  • the investor's investment is managed by a credit account through the credit management unit 120, through which the investors (210, 220) can check their investment history in a visible and real-time reliability of the investment It will have the ability to expect management transparency.
  • the credit balance 150 of each investor provided by such a credit account can be renewed at the time of confirmation or periodically, reflecting the changing value of the real estate based on reliable real estate price information. Can be updated.
  • the real estate investment management system 100 manages an alternative currency (a gift certificate in the illustrated embodiment) 160 that can be actually used in a merchant through the alternative currency management unit 130 in the credit management unit 120.
  • the credit balance of the investor may be issued as a collateral, distributed, and if it is recovered, it may be deposited, and a fee may be provided in cash 170.
  • FIG. 3 is a conceptual diagram illustrating a basic operation of the real estate investment management system according to an embodiment of the present invention.
  • the concession share is assumed to be 15%.
  • the real estate investment management system 100 generates a contract according to the investment information, establishes a beneficiary right, and delivers a certificate of profit to each investor through the trust system. Then, a credit account is created for each investor according to the investment, and each investment amount is presented as a credit balance. Thereafter, if the value increase 12 of the real estate became 100 at the end of the contract period, the credit balance 211 of the beneficiary right for investment is 675, as reflected in the investor's credit balance, respectively.
  • the credit balance 221 of the residential beneficiary investor is 425.
  • the residential beneficiary investor has one of the main objectives, and if the condition is that the property is sold unconditionally after a certain contract period, the attractiveness of the investment will be greatly reduced. Therefore, the extension contract must be allowed to be extended if necessary. This will be longer.
  • FIG. 4 is a conceptual diagram illustrating a method of operating a real estate investment management system according to an exemplary embodiment of the present invention, which illustrates a method of solving a problem due to unrealized profit dividend through an alternative currency management unit and reusing investment.
  • the background of the above description is assumed to be 15% of concession shares as shown in FIG.
  • the investment beneficiary investor 210 has 600 credit balances 211 at the time of the contract, the residential beneficiary investor 220 has the balance 221 400, and after the contract period expires, the credit balances are 675 and 425, respectively.
  • the investment beneficiary investor 210 requests a repurchase
  • the residential beneficiary investor 220 has a longer contract term than the contract extender or the beneficiary investor 210 for investment
  • the real estate investment management system performs the investment.
  • the beneficiary investor 210 should be repurchased 675, which includes an investment 600, a dividend of 60 according to the investment ratio, and a concession share 15 from the residential beneficiary investor 220. If necessary, at the time of such redemption, a fee may be charged from the investment operation and deducted from the redemption amount.
  • the real estate investment management system 100 may sell the investment beneficiary right to the second investment beneficiary investor 230 and then provide the money to the investment beneficiary investor 210, where the real estate value is 1100.
  • the amount that can be invested by the second beneficiary investor 230 is 660. Therefore, since the concession stake provided by the residential beneficiary investor 220 is 15 before the sale of the real estate, the realization investment management system 100 should provide the investment beneficiary investor 210 in a different manner. .
  • the alternative money is issued as a security and provided to the beneficiary investor 210 for the investment.
  • the investment beneficiary investor 210 may receive cash 660 and alternative currency 15.
  • the amount corresponding to the alternative currency 15 may be paid to the investor in such a way that the credit balance 212 at that time is separately indicated as an alternative currency issueable amount, and the investor issues an alternative currency for that amount and actually Can be used.
  • the credit balance 222 of the residential beneficiary investor 220 may be settled to 425 in consideration of the content of concessions.
  • the unrealized profit 15 settled in the credit balance 222 of the actual residential beneficiary investor 220 may be managed by the real estate investment management system as collateral of the alternative currency issued.
  • the real estate investment management system 100 may obtain additional profit from the collateral, and the beneficiary investor 210 may actually use an alternative currency that is actually available. Even in the case of the same repurchase time mismatch, the real estate investment management system 100 can be stably maintained while minimizing the dissatisfaction of the investor.
  • the investment beneficiary investor 210 and the residential beneficiary investor 220 secure the credit balances 211 and 221 for a portion of the balance (for example, up to 70%) during the contract period (according to the contract). Even if the revenue certificate has been issued until the contract expiration), it can be issued and used in alternative currencies (161, 162).
  • a real estate investment management system managed by a manager the owner of a property, creates and holds a credit limit for a percentage of each investor's investment (credit balance) (for example, 70-80%). Based on the credit limit created above, the investor may pay a certain percentage (for example, 5%) of fees within the range and issue or use an alternative currency to borrow or use for credit. For example, the amount borrowed through the credit loan can be invested in other real estate through the real estate investment management system 100, and after applying for advance loan to the real estate investment management system to receive a loan, You can borrow it into your account.
  • credit balance for example, 70-80%.
  • the investor may pay a certain percentage (for example, 5%) of fees within the range and issue or use an alternative currency to borrow or use for credit.
  • the amount borrowed through the credit loan can be invested in other real estate through the real estate investment management system 100, and after applying for advance loan to the real estate investment management system to receive a loan, You can borrow it into your account.
  • the beneficiary for investment may invest in the beneficiary for investment in the same or another real estate or invest in the residential beneficiary, and the residential beneficiary investor invests in the residential or beneficiary of the same or different real estate. To invest in the beneficiary's right to investment
  • the real estate investment management system may further require a process of verifying the credit rating of the investor in order to create a credit limit of the investor. For example, if the security assets are secured in advance, such as borrowing from banknotes as collateral for the beneficiary rights, it may be impossible or limited to issue duplicate alternative currencies, reinvest real estate or loan between accounts.
  • the investor credit check may be processed by the credit management department by exchanging information with an external credit bureau server, and may be performed when the transaction is requested.
  • the credit loan corresponds to the loan of funds to the investor, which can be operated for the duration of the contract, by being invested by the real estate owner, a real estate investment management system manager, in exchange for providing a share right or profit dividend of the owned property according to the contract.
  • This credit loan is newly applied to the real estate investment management system according to the present embodiment. Since the real estate investment management system manager is the owner of the real estate, the credit loan is charged at the request of the investor. It will be possible to have a stable operating structure through operating profit while maximizing the possibility of recycling the investment.
  • the real estate investment management system 100 manages the investment by the organic relationship between the investment management unit 110, credit management unit 120 and alternative currency management unit 130, if necessary investment
  • the information related to, information about investors and real estate, and information related to accounts and alternative currencies may be mutually identified, exchanged, and modified through the investment related database 190.
  • the individual investor terminal 310 may access the real estate investment management system 100 through the communication network 200 and change information capable of inquiring and changing investment information, account information, and alternative currency related information.
  • the user terminal 330 using the alternative currency is also through the use of alternative currency, cash refunds, earned (alternative currency By depositing into an account, you can open an account if you are not an investor if necessary).
  • the real estate investment management system 100 manages investment information, executes contracts, opens an investment management unit 110 that manages renewal of revenue certificates, sales and repurchases, and opens a credit account corresponding to an investor's investment.
  • the credit management unit 120 renews the credit balance and performs credit management for linking alternative currencies, and issues an alternative currency based on the credit balance of the credit management unit 120, and uses alternative currency, exchanges of cash, and withdrawals.
  • Alternative money management unit 130 to manage.
  • the investment management unit 110 is more specifically investment information provided as shown in Figure 6 (investment target real estate information, investor information, investment ratio, amount, investment type (investment beneficiary investment, residential beneficiary investment), contract period, etc.)
  • the contract management unit 113 for generating contract information according to the present invention, and a certificate of profit for objectively guaranteeing the profit according to the amount invested by the contract by the contract management unit 113 to an investor through an external trust system, and
  • the sales management unit 115 which processes the information regarding the sale and the like, such as the change of the name at the request of an investor, and the contract management unit 113.
  • the sales management unit 115 which processes the information regarding the sale and the like, such as the change of the name at the request of an investor, and the contract management unit 113.
  • the beneficial interest management unit 112 to update the certificate of money related information 114.
  • FIG. 7 illustrates an example of the configuration of the credit management unit 120.
  • investment information generated or changed by the investment management unit 110 is received to generate and update an investor's credit account.
  • you open a credit account or want to cancel the account without a credit balance open and delete the credit account 123, and renew the credit balance according to the current investment ratio and contracted dividend based on the external real estate price information.
  • the credit balance updating unit 122 the settlement unit 124 for calculating the balance of the credit accounts of investors corresponding to the real estate according to the repurchase or sale request of the investment management unit 110, and the settlement unit 124
  • the alternative currency linking unit 125 for issuing an alternative currency through the alternative currency management unit 130 and the investment information of the investment management unit 110 or the request of an investor
  • the credit balance is renewed through the credit balance renewal unit 122, and the credit balance is divided into the allowable amount of the alternative currency for the portion of the settlement due to the redemption that there is no cash to pay.
  • manage accounts managing 121.
  • the credit limit for a part of the credit balance may be generated based on the credit balance of the investor through the credit balance, and the loan may be made based on the credit limit, thereby investing new real estate through the investment management unit.
  • they may issue alternative currencies, lend using accounts, and conduct account transactions.
  • the credit management unit 120 may check the credit of the investor and, if the threshold is higher than the threshold, create a credit limit based on the balance, and then issue an alternative currency on the basis of the loan. You can make an investment in real estate, and you can lend the loan to another third party's account. Each of these lending processes can charge a predetermined fee (simple account transactions can be done without fees).
  • the settlement unit 124 When the settlement unit 124 needs to settle an investor's account, such as a redemption or a sale, the settlement unit 124 repays the loan loan in cash, account transfer, alternative currency, etc., or pays the loan loan.
  • the account is settled with the balance deducted (ie offset).
  • the settlement may also be made in consideration of operating fees, administrative fees, trust fees, etc. incurred during settlement for repurchase or sale.
  • FIG. 8 illustrates an alternative currency management unit 130.
  • a portion of the credit balance of the investor under contract (for example, 70%) is secured within the credit limit generated by the credit management unit 120.
  • the loan issuing unit 132 which receives a certain fee (for example, 5%) and issues an alternative currency, and an alternative currency without a fee for the balance provided in response to the unrealized income from the money that is refundable or the redemption.
  • the general issuing unit 133 issuing, the cash exchange unit 134 for exchanging the alternative currency for cash with a certain fee (for example, 5%), and the alternative currency not used at the merchant, are deposited again in the credit account.
  • the alternative currency includes one or more alternative means of payment of any kind that can be used and distributed in real money, including money vouchers including gift certificates, cyber money, vouchers, coupons, personal checks and vouchers. It can be and can be used in the full range of real life.
  • the loan issuing unit 132 issues an alternative currency from the credit management unit 120 based on the investor's credit rating (preset mortgage information) and the credit account balance with a one-time fee, which is a one-time fee.
  • the burden is lower than that of general financial loan products, and investors can recycle their investments at a lower cost.
  • alternative currency and cash preferably have a 1: 1 exchange rate.
  • the investment management unit, credit management unit, and alternative currency management unit of the real estate investment management system 100 described above may be separated, combined, and mixed in practical configuration, and the interface configuration corresponding to the investor may be configured individually or separately. It may be configured.
  • FIG. 9 is an example of the credit loan management unit 140 which separately divides the configuration for managing the credit loan in the credit management unit 120. Subsequently, the corresponding configuration is the account management unit 121 of the credit management unit 120. FIG. ) And the settlement unit 124.
  • the illustrated credit loan management unit 140 may perform a function of effectively lending an investment for owned real estate in the practice of the present invention to recycle the investment with a low fee.
  • the credit rating of the investor who applied for the loan is checked by a credit rating agency or the like to evaluate the suitability of a predetermined level of credit, and then a suitable investor credits a portion of the credit balance (for example, 70 to 80%)
  • Credit rating management unit 141 to create a limit
  • credit loan issuing unit 142 for issuing a loan fee applied according to the credit limit generated by the credit rating management unit 141 with a predetermined fee, and issuing the credit loan
  • a cash exchange unit 143 for exchanging loans issued by the unit 142 for cash with a predetermined fee, and an investment value in which the loan value is received from the investor who requested the loan or the intrinsic value (dividend) is reflected.
  • the credit loan issuing unit 142 manages loans that are loaned based on the investor's credit level and the balance of the credit account, and the loans may be used for new real estate investment or third party account transactions.
  • the credit loan generation unit 142 or the credit rating management unit 141 may provide the credit limit previously generated to the alternative currency management unit 130 as the loan issuance limit information.
  • the investment management unit may selectively accept the corresponding function.
  • the illustrated investment management unit 410 is an example of the case where the investment beneficiary investor 311 divides and sells the investment amount, and the new investment beneficiary investor 312, 313, and 314 buys the credit.
  • a certain fee (for example, 5% of the credit balance corresponding to the beneficiary to be sold) may be charged when the beneficiary is sold, and the settlement process may be performed.
  • investment beneficiary investors may sell or buy all or part of the beneficiary certificates before the end of the contract period, in which the costs of trading are different from the deeds or balances corresponding to the face value, depending on the value of the relevant deed. You may.
  • the trading market for such an investment may be separately configured and linked with the investment management unit 410, and in some cases, the investment management unit 410 may provide such a trading function.
  • the residential beneficiary investor 315 must invest a certain ratio of the contracted real estate, and such residential beneficiary can also be sold during the contract period.
  • the investment manager 410 may generate a separate occupancy contract for occupancy.
  • the occupancy costs of the occupancy may be partially or fully imposed on the residential beneficiary investor 315 in the name of the occupancy fee, which may include administrative fees, registration fees, property taxes, etc. on the property, which may be regularly or irregularly. May be imposed.
  • the occupancy contract recognizes the occupancy and use of the real estate to the residential beneficiary investor 315
  • the occupancy and use of the residential beneficiary investor 315 is used as well as other housing according to the contract contents.
  • the part about the general merchant management or alternative currency related utilization other than the configuration necessary for the real estate investment management system is independent as a professional alternative currency system It may also be linked to the alternative currency management unit 430 included in the real estate investment management system.
  • the alternative currency management unit 430 basically pays the price related to the alternative currency used in the merchant in conjunction with the merchant system 370, which takes the credit balance of the issuing investor who is collateral for issuing the alternative currency. Pay the corresponding amount and settle the credit balance (which may be carried out when an alternative currency is issued).
  • the alternative currency management unit 430 collects a certain level of fee when issuing an alternative currency with a credit balance (or credit limit) in the contract, which is a one-time occurrence, which is more burdensome than the investment security loan in the financial sector.
  • the gift certificate user 360 using the alternative currency may use the gift certificate at a merchant, and if necessary, create an account at the credit management unit through the alternative currency management unit 430 to freely deposit and withdraw money. You can also cash back after deducting a certain fee.
  • the affiliated store system 370 can also be easily registered by opening an account with the credit management unit, and by transferring the alternative currency information received in cash, an alternative currency value is accumulated in the account. If necessary, you can query the availability before receiving an alternative currency.
  • Alternative currency 431 may be set to lose some of its value at regular intervals. That is, the value adjustment unit is configured in the alternative currency management unit and used by the merchant within a predetermined period, so that the value loss cycle is reset when the alternative currency management unit confirms the use or is registered in the alternative currency management unit according to the donation or transfer. If the usage information is not received within a certain period of time, the value corresponding to the identifier of the alternative currency may be partially lost, thereby inducing the use of the alternative currency within a certain period of time.
  • the credit management unit may manage the credit account for the investor and the credit account for the merchant and the alternative currency user.
  • the illustrated configuration is a branch system 511 to 514 utilizing the functions of the central real estate investment management system 500 and the central real estate investment management system 500 or in which subsidiary or partial functions of the real estate investment management system 500 are distributed.
  • the configuration of the connection For the stability of such a distributed system, a private network configuration such as a virtual private network (VPN) 520 is used, and if necessary, special authentication means (biosignal recognizer, private certificate, public certificate, Secure Sockets Layer (SSL) protocol) Etc.) may be introduced.
  • VPN virtual private network
  • SSL Secure Sockets Layer
  • the branch system 511 may be a system client simply accessing the central real estate investment management system 500 to view information, provide new investment information, and receive the result, and all basic functions of the real estate investment management system are provided. Or some implementation of a distributed system. This enables local networks to manage local and centralized real estate investment information for multiple locations.
  • the mobile communication terminal (smartphone, mobile phone, PD, netbook, notebook, tablet, mobile PC, pad-type terminal, etc.) that can access the real estate investment management system as a part of the local network configuration further includes This can be done via an Internet security connection or a dedicated application (aka mobile app), which can also be configured to allow managers and investors of real estate investment management systems to access mobile terminals in different modes. Can be.
  • mobile app aka mobile app
  • FIG. 13 is a flowchart illustrating an example of a method for managing a real estate investment according to an embodiment of the present invention, in which a real estate investment management system operator who owns a real estate, as shown, trusts a real estate investment right in a trust system to issue a certificate of profit (S10). Subsequently, the investment management unit receives investment information from a fixed ratio of residential beneficiary investors and an arbitrary ratio of investment beneficiary investors in accordance with a predetermined contract form to generate investment contract information. This may be done simultaneously or sequentially (S20).
  • the credit management unit opens a credit account accordingly, and the investment management unit provides a profit certificate to each investor through the trust system and generates and updates the beneficiary right information (S30). .
  • the investment management unit receives new investment information for the distribution of securities, renews the investment contract (S45), and renews the deed and credit account accordingly (S30).
  • Specific implementation of the securities distribution process may be carried out by the investment management department, or may be conducted through a specialized securities distribution system, and if necessary, issue fees, expenses, and loans for credit accounts corresponding to the sales income certificate. Including settlement process may be carried out.
  • the investment management unit When the investment management unit receives an investor's request (S50) to utilize a part of the investment amount during the contract period, the investment management unit requests the credit management to create a credit limit through credit and credit account balance, and the alternative currency management unit
  • the loan issuing an alternative currency (gift certificate) to the requested amount within the credit limit (S60).
  • the issued alternative currency may be used at a merchant or used to use various affiliate services, and may be distributed in various ways such as gift or delivery (S70). During this distribution, the alternative currency may be deposited into the credit account of the investor or another investor who has requested to be issued again, and cash may be deposited into the credit account instead of the alternative currency.
  • the investors may request the repurchase or extension of the policy, and in some cases, the contract may expire only for some investors due to different contract terms. .
  • the investment management unit provides the repurchase information according to the maturity to the credit management unit to settle the investor's credit account for the corresponding real estate (S90).
  • This settlement process may include investment and dividend payments on repurchases, the processing of concession shares under a dividend agreement, the processing of other fees or expenses, and the offsetting of loans or alternative currency loans borrowed within credit limits. . If necessary, depending on the redemption, the relevant deed may be sold to other investors to raise the redemption amount.
  • part of the redemption amount of the investment beneficiary investor may be replaced by an alternative issuable amount by the unrealization of concessions. have.
  • the investor may issue and use the balance of the credit account as an alternative currency through the alternative currency management department, and if there is a monetary amount in the credit account balance, the amount may be issued and used as an alternative currency ( S100).
  • the alternative currency issued in this way can be used in various merchants, etc. (S110), the credit account balance can be withdrawn as necessary to clear the account (S120).

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Abstract

La présente invention concerne un système et un procédé de gestion d'investissement en biens immobiliers permettant de gérer un investissement en biens immobiliers appartenant à une société d'exploitation tout en classifiant l'investissement en droit du bénéficiaire de l'investissement et en droit du bénéficiaire de l'habitation, de maximiser la réutilisation des fonds d'investissement et d'assurer une vente stable malgré une période sous contrat ou des conflits de date de vente, permettant de cette façon de réduire la charge d'un investisseur et d'augmenter la fiabilité. La société d'exploitation du système de gestion d'investissement en biens immobiliers conserve le droit de propriété du bien immobilier ; permet à l'investisseur ayant le droit de bénéficiaire de réduire la possibilité de conflit et la complexité selon la division du droit de propriété ; fournit un compte pour identifier un état d'investissement et un dividende attendu ; permet l'émission d'une devise de rechange, d'une transaction de compte et d'un réinvestissement en biens immobiliers selon un système de commission approprié sur la base d'un taux de crédit et d'un bilan correspondant tout en gérant des fonds d'investissement de l'investisseur par le biais du compte, permettant ainsi de réutiliser les fonds d'investissement de l'investisseur dans de bonnes conditions. De plus, la différence d'un dividende de bénéficiaire non réalisé par une différence à un point temporel de vente est fournie par la devise de rechange, augmentant ainsi fortement la fiabilité de paiement de dividende pour l'investisseur vendeur, de sorte qu'il est possible d'augmenter la fiabilité du système d'investissement et de la société d'exploitation de ce dernier et de réduire le risque lié à l'investissement.
PCT/KR2010/003849 2010-05-06 2010-06-15 Système et procédé de gestion d'investissement en biens immobiliers Ceased WO2011139001A1 (fr)

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KR1020100042684A KR20110123186A (ko) 2010-05-06 2010-05-06 부동산 투자 관리 시스템 및 방법
KR10-2010-0042684 2010-05-06

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US20160162986A1 (en) * 2014-12-09 2016-06-09 Mastercard International Incorporated Systems and methods for determining a value of commercial real estate
KR101953162B1 (ko) * 2017-10-19 2019-05-23 유영근 카드 매출 채권 기반 가상 화폐 발행 방법 및 카드 매출 채권 기반 가상 화폐 발행 장치
KR20200093780A (ko) 2019-01-29 2020-08-06 주식회사 하나은행 블록체인 기반의 부동산 투자 시스템 및 방법
KR102374539B1 (ko) * 2019-11-22 2022-03-15 에이치엔아이엔씨 (주) 증권형 토큰 기반의 부동산 투자 중개 처리 서버 및 그 동작 방법
KR102695712B1 (ko) * 2021-09-07 2024-08-19 윤덕규 부동산의 비주거 지분을 이용한 거래를 제공하는 서비스 제공 시스템 및 방법

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KR20030025593A (ko) * 2001-09-21 2003-03-29 주식회사 부동산닷컴 부동산 간접 투자 관리 시스템 및 방법
KR100887555B1 (ko) * 2005-07-07 2009-03-11 남기원 부동산 상품 분할판매 시스템 및 그 처리방법
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