Evaluation of Lot Shape for Automated System of Land Appraisal with Neural Networks
| Project/Area Number |
09480078
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| Research Category |
Grant-in-Aid for Scientific Research (B)
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| Allocation Type | Single-year Grants |
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| Section | 一般 |
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| Research Field |
社会システム工学
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| Research Institution | The University of Tokyo |
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Principal Investigator |
ASAMI Yasushi School of Engineering, University of Tokyo, Associate Professor, 大学院・工学系研究科, 助教授 (10192949)
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| Project Period (FY) |
1997 – 1999
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| Project Status |
Completed (Fiscal Year 1999)
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| Budget Amount *help |
¥11,600,000 (Direct Cost: ¥11,600,000)
Fiscal Year 1999: ¥3,000,000 (Direct Cost: ¥3,000,000)
Fiscal Year 1998: ¥2,500,000 (Direct Cost: ¥2,500,000)
Fiscal Year 1997: ¥6,100,000 (Direct Cost: ¥6,100,000)
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| Keywords | land / appraisal / lot / evaluation of shape / subdivision / residential environment / hedonic analysis / sales comparative method / 遺伝的アルゴリズム / 土地評価システム / 分割最適化 / 不動産鑑定評価 / 自動化システム / 画地形状 / 住宅地 / 地価 / 居住環境 |
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| Research Abstract |
The aim of this research is to develop a method to evaluate the shape of lots in appraisal process: developing appraisal function using such as neural networks, analyzing the shape evaluation mechanism, and developing a partial system of land appraisal. This year as the final year of the project I refined evaluation function of land price using detailed database of land prices in Setagaya-ku in Tokyo, through which two major results have been obtained. One set of results is to estimate a very precise hedonic land price model of detailed data on lot shape, locational factors and environmental factors. Significance of the model lies in its incorporation of micro-level residential environment that enabled us to evaluate in monetary terms the external effects of subdivision of land parcels as well as allocation of parks. In particular, the effects of greenery and lend-use mixture have different influence depending on the size of the lot. For larger lots, the greenery effect is smaller, and the land-use mixture effect is larger. This model can be used to city planning/right adjustment supporting system in district planning, and can be applied to obtain optimal block division problems. The other set of results concerns the appropriate choice of reference lots in appraisal process. It was empirically shown that appropriate choice of reference lots enables us to evaluate the land price more precisely than a hedonic regression. This result justifies the sales comparative method in appraisal process. Moreover, the results revealed what kind of factors of reference lots should be conformed to the lot in evaluation: Distance to the nearest railway station, time to the central city, and shape of lots such as corner lot and flag shape should be equalized as much as possible for the precise appraisal.
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Report
(4 results)
Research Products
(6 results)
