以GIS和XML為基礎之一般化不動產估價資訊和決策系統之設計與實作

Abstract

近年來，社會經濟進步，對「不動產估價」之需求日益殷切，例如投資房地產、利用房地產來進行借貸行為等各項需要，在在依靠不動產估價的方法，因此提升了社會上對不動產估價的重視。而在今日科技如此蓬勃發展的資訊時代，若能將不動產估價的技術與電腦的數位技術相互結合，藉由電腦的強大計算能力與快速的回應能力，相信必能提升不動產估價的技術及準確度。本研究將不動產估價方法與地理資訊系統（ＧＩＳ）相結合，利用ＧＩＳ強大的地理資料處理能力，希望能將不動產估價的技術提昇並希望提出一項趨近泛用型的不動產資訊系統設計。本研究針對不動產估價之理論與方法進行研究，在整理之後，結合ＧＩＳ，建構一個以ＧＩＳ為基礎的趨近泛用型的不動產估價系統。透過傳統和實務估價模式之整合，建立模式庫和資料庫，並且開發規則庫進行選擇、比較和決策方法的模型，本研究精神著重核心技術，在於提出創新和整合資訊系統與ＧＩＳ功能結合，提供九種圖層和ＧＩＳ資料庫，以及案例實際回饋機制，使未來擴充和更新模式及系統可行。每當一估價個案完成，系統自動將此筆估價個案之資料與結果回饋系統，成為新增買賣實例，使得系統的估價能力愈準確、可信度愈高。本研究實際建置一泛用型不動產估價資訊系統的雛型以為驗証。

Real estate assessment is vital in the undertaking of financing, investment, mortgage and loan in the new economy era. Real estate appraisal models have undergone dramatic changes and faced new challenges. With the fast growing and wide use of information technology and geographic information system, it is our intent to integrate both techniques to appraise real estate in a computer-aided manner. In fact, with the existing various assessment methods from theory and practice, it is our intent to integrate the most used and accepted appraisal approaches into nine map layers, rule database, and model database developed to accommodate the properties and characteristics of the main dimensions of real estate appraisal. In addition, a feedback mechanism is created to store and update the geographic database with cases. In this paper, we tackle the issue by presenting a toward generalized design model of electronic mortgage with geographic information system and database. The generic design model is composed of the main appraisal dimensions, decision support models, and rule base to assist model selection. Computing and simulation are utilized to integrate the primary real estate appraisal methods. In this research, a prototype of the method is constructed as an implementation and proof of our design.