Home ownership
Search and selection of analogs is carried out automatically. Base objects for the application of the method comparisons are the array of accumulated data about objects of real estate, which is monthly automatically collected from websites of real estate agencies, processed, structured software GIS "UVECON" and checked by the company's analysts.
The algorithm procedure search for analogs is based on the following principles:
- The date of implementation of the assessment can be any calendar date (starting from 1 January 2018) before the date of application by the user. The request of the user of the system initiates the search for analogs among the real estate data which was added or updated in the database of the GIS "UVECON" is the calendar month preceding the month specified in the request. Technical characteristics of the objects, price parameters and the exposure time to match the data which characterize the object on the date specified in the request.
- In the selection of analogs for the participation of all real estate objects, an address of the location which is within the geographical limits of the area of the object and of a type that matches the type of the object of evaluation (apartment/house). In case of an insufficient number of peers in the locality of the object location system will be offered similar facilities of the same type located in other administrative districts or cities of regional subordination the same region.
- The similarity criteria for searching and selection of analogs, the following characteristics:
- the proximity of the location;
- year built
- total area;
- the area of the land plot;
- the material of the walls of the house;
- The selection and ranking of analogs according to the similarity criteria by weighting each of the objects matching the object of evaluation by type and located within the geographical limits of the same region.
- Weighting factors reflect the importance of some similarity criteria of real estate - analogs compared to the other. The total value of the coefficients is the total weight of each analog and reflects the level of similarity to the estimated object.
- In turn, the criterion of "proximity location" counterpart from the object of evaluation is defined by the "basic" criteria that most significantly affect the rating and the weight of the object analog and all the other criteria – "more" (tab.1).
Table. 1. The values of weight coefficients for the basic and additional criteria of similarity for the object type analog "of a household".
Search algorithm and selection of analogs involves the comparison of the characteristics of real estate objects according to the values of similarity criteria, while the comparison is cyclical and in a specific order are carried out for each level of geographical remoteness of analogs of the estimated object.
Search algorithm and selection of analogs involves the comparison of the characteristics of real estate objects according to the values of similarity criteria, while the comparison is cyclical and in a specific order are carried out for each level of geographical remoteness of analogs of the estimated object.
- A number of counterparts, which can be found, limited only by the number of available offers (sale, rent) within the area or enforced by the GIS administrator "UVECON". To reduce the load on the system at the moment, this number is limited by the number 50.
The interface of the 3rd stage is a tabular presentation of information about a set of found and selected for such characteristics of analogs of an object of evaluation.
Sort of analogs was performed according to size weight (1st field) from "larger" to "smaller". For ease of perception of information the third field displays the geographic distance (in meters) of an analog to the object of evaluation. It should be noted that distance is considered straight line, without regard to artificial or natural obstacles.
The second field allows users, by putting a corresponding mark, make a selection of the counterparts who will take part in the calculation of the average value of the assessment. Choice of two or more analogs provides an automatic calculation of arithmetic mean values of the object of evaluation and reflection in relevant fields that are highlighted in red.
The link in the source field allows you to view the primary source of information about the property – ads on the Agency's website.
Fig.5
Fig.5
The algorithm works GIS "UVECON" is provided by the execution of works to avoid duplication of information about the property, collected from different sources. But, in the event of any differences in the fields which are the similarity criteria to search for analogs the system in any case identifier such objects as different.
In addition, given the fact that the primary data to search for analogs has a pre - (as of the 1st day of the month) are collected, cleaned and stored information about objects, are not excluded cases of the existence of references to non-existent ads, i.e. ads which existed on the date of upload in database and geographic information system are disabled or removed from the exhibition at the time of use of the calculator.
In addition, given the fact that the primary data to search for analogs has a pre - (as of the 1st day of the month) are collected, cleaned and stored information about objects, are not excluded cases of the existence of references to non-existent ads, i.e. ads which existed on the date of upload in database and geographic information system are disabled or removed from the exhibition at the time of use of the calculator.
The user can select any number of analogs, and to determine the preliminary probable project cost estimate.