Apartments

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 analogues 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 analogues among the objects of real estate which data 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;
  • total area;
  • number of rooms;
  • floor location;
  • the material of the walls of the house;
  • the style of the home.

• The selection and ranking of analogues 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 - analogues compared to the other. The total value of the coefficients is the total weight of each analogue and reflects the level of similarity to the estimated object.
• In turn, the criterion is the closeness of the location of the" analog from the object of evaluation is defined by the "basic" criteria that most significantly affects the rating and the weight of the object analogue 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 is analogous to "flat".

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 analogues of the estimated object.

1. By means of GIS "UVECON" address location of the house geocoders (as determined by geographical longitude and latitude).
2. As base analogues identifies all residential property type "apartment" in the Kharkiv region (except for Kharkiv), was added (updated) to the GIS database "UVECON" for March 2018.
3. A search, and:

• • assigning the greatest weight is 10.93 analogues that have a similar (+-15%) total area of the object of evaluation (105+/-15%), the same number of bedrooms (3), located on the ground and not on the top floor in the same building;
  • the assignment of the weight of 10.87 equivalents total area of which differs by more than 15% of the area of the object of evaluation, but all other criteria – like;
  • the assignment of the weight of 10.81 objects which differs from the object of evaluation as the total area and number of rooms, but all the other criteria – like;
  • the assignment of a weight of 10.78 analogues which are in the same building have similar area and number of rooms, but differ by floor location (located on the first or last floor);
  • the weight of 10.72 and 10.66 are assigned according to the counterparts, which differ in the floor location, size and number of rooms;
  • the iteration described in the previous paragraphs, are repeated cyclically and gradually for homes located within a radius of 250 m, 500 m, 1 thousand., 2 thousand m., m. 5 thousand, 10 thousand meters, 25 and 50 thousand meters, more than 50 thousand meters, but within the region. Thus, the total weight of the analogues is reduced accordingly. From a distance of 250 meters is the comparison of the characteristics and weighting of the objects – analogues, are situated in the buildings of the same type but with different wall material, in other types of houses.

• 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 analogues of an object of evaluation.

Sort of analogues 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 analogue 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 the user yourself by putting the appropriate mark to make a choice counterparts who will participate in the calculation of the average value of the assessment. Choice of two or more analogues provides the 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

The algorithm works GIS "UVECON" is provided by the execution of works to avoid duplication of information about the property gathered from various sources, But, in the event of any differences in the fields which are the similarity criteria to search for analogues the system in any case identificeret such objects as different.

In addition, given the fact that the primary data to search for analogues 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 analogues, and to determine the preliminary probable project cost estimate.