Spatially-based valuation of property
An apparatus and method are described for conducting spatially-based valuation of property, taking into account the values of neighboring properties. The method proceeds by analyzing a database of properties including details of at least the location and value of the known properties, and the location of the property to be valued. Other characteristics of the properties may be included in the database. Similarity scores for each property compared with each other property are calculated, and used to identify those properties with are comparable to the property to be valued. All the comparable properties within a predetermined distance from the property to be valued are used to calculate the unknown property value. The method and apparatus may also generate a report on the property to be valued to a user, which report may further include details of the comparable properties. A computer program for implementing the method is also described.
1. A computer-implemented method of spatially-based valuation of a subject property, the method comprising the steps of:
selecting a subset of properties for comparison from a computer database containing characteristics of a plurality of properties of known value, the characteristics including at least a location and a value of each property, and the database further containing characteristics of a subject property of known location;
generating an index of similarity matrix of the subset of properties;
identifying spatially proximate comparable properties to the subject property, by means of a distance factor and an index of similarity threshold;
calculating the value of the subject property based on the values of the identified spatially proximate comparable properties; and
calculating optimal values for either or both of the index of similarity threshold and the distance factor.
2. The method of claim 1 , further comprising the step of weighting the calculation of the value of the subject property with regard to the proximity of the comparable properties.
3. The method of claim 1 wherein the step of subset selection includes the step of selecting a particular subject property or properties.
4. The method of claim 1 wherein the calculation of the value of the subject property makes use of an interpolation technique.
5. The method of claim 1 , wherein the database includes characteristics of the properties in addition to location and value.
6. The method of claim 1 wherein the step of generating the index of similarity matrix comprises calculating a similarity score for each property when compared with every other property within the subset.
7. The method of claim 1 further comprising the step of selecting characteristics to be compared for generation of the index of similarity matrix.
8. The method of claim 1 further comprising the step of automatically recoding non-numerical characteristics into numerical characteristics.
9. The method of claim 1 wherein the step of generation of the index of similarity matrix further comprises the step of standardising characteristics to be compared, such that each characteristic may be meaningfully compared with each other characteristic.
10. The method of claim 1 further comprising the step of normalising the calculated index of similarity matrix, to provide a similarity score of between 0 and 1 for each property.
11. The method of claim 1 further comprising the step of displaying the location of properties on a display.
12. The method of claim 11 further comprising the step of displaying a map of a relevant area.
13. The method of claim 1 further comprising the step of reporting the calculated value of the subject property to an operator.
14. The method of claim 1 further comprising the step of reporting to an operator additional details of the calculation.
15. The method of claim 1 further comprising the step of calculating a reliability rating for a calculated value of a subject property.
16. The method of claim 1 further comprising the step of removing properties with statistically outlying characteristics from the subset of properties.
17. A computer program product for spatially-based valuation of a subject property comprising computer program code recorded on a data carrier being executed by a computer, the computer program code comprising:
code for allowing the selection of a subset of properties for comparison from a computer database containing characteristics of a plurality of properties of known value, the characteristics including at least a location and a value of each property, and the database further containing characteristics of a subject property of known location;
code for generating an index of similarity matrix of the subset of properties;
code for identifying spatially proximate comparable properties to the subject property, by means of a distance factor and an index of similarity threshold; and
code for calculating the value of the subject property based on the values of the identified spatially proximate comparable properties.
18. A computer program for spatially-based valuation of a subject property being embodied in a computer-readable medium executed by a computer, the computer program comprising:
code for allowing the selection of a subset of properties for comparison from a computer database containing characteristics of a plurality of properties of known value, the characteristics including at least a location and a value of each property, and the database further containing characteristics of a subject property of known location;
code for generating an index of similarity matrix of the subset of properties;
code for identifying spatially proximate comparable properties to the subject property, by means of a distance factor and an index of similarity threshold; and
code for calculating the value of the subject property based an the values of the identified spatially proximate comparable properties.
19. A computer system for spatially-based valuation of a subject property, the system comprising:
means for selecting a subset or properties for comparison from a computer database containing characteristics of a plurality of properties of known value, the characteristics including at least a location and a value of each property, and the database further containing characteristics of a subject property of known location;
means for generating an index of similarity matrix of the subset of properties;
means for identifying spatially proximate comparable properties to the subject property, by means of a distance factor and an index of similarity threshold; and
means for calculating the value of the subject property based on the values of the identified spatially proximate comparable properties.
20. The system of claim 19 further comprising means for remotely accessing said computer database.
21. The system of claim 19 further comprising means for generating a report of the value of the subject property to a user.
22. A method of spatially-based valuation of a subject property, the method comprising the steps of:
selecting a subset of properties for comparison from a database containing characteristics of a plurality of properties of known value, the characteristics including at least a location and a value of each property, and the database further containing characteristics of a subject property of known location;
generating an index of similarity matrix of the subset of properties;
identifying spatially proximate comparable properties to the subject property, by means of a distance factor and an index of similarity threshold; and
calculating the value of the subject property based on the values of the identified spatially proximate comparable properties.
23. A method of providing a spatially-based property valuation to a customer, the method comprising the steps of:
selecting a subset or properties for comparison from a computer database containing characteristics of a plurality of properties or known value, the characteristics including at least a location and a value of each property, and the database further containing characteristics of a subject property of known location;
generating an index of similarity matrix of the subset of properties;
identifying spatially proximate comparable properties to the subject property, by means of a distance factor and an index of similarity threshold;
calculating the value of the subject property based on the values of the identified spatially proximate comparable properties;
providing a report containing the calculated value of the subject property to a customer; and
charging the customer in return for providing the report.
24. The method of claim 23 further comprising the step of allowing the customer to select a desired level of detail of the report, and charging the customer dependent on their selected level of detail.
25. A method of providing a spatially-based valuation of a subject property, the method comprising the steps of:
accessing a remote computer database containing characteristics of a plurality of properties of known value, the characteristics including at least a location and a value of each property, and the database further containing characteristics of a subject property of known location;
selecting a subset of properties for comparison from the database;
generating an index of similarity matrix of the subset of properties;
identifying spatially proximate comparable properties to the subject property, by means of a distance factor and an index of similarity threshold; and
calculating the value of the subject property based on the values of the identified spatially proximate comparable properties.
26. A method of providing a spatially-based valuation of a subject property, the method comprising the steps of:
allowing a user to select a subset of properties for comparison from a remote computer database containing characteristics of a plurality of properties of known value, the characteristics including at least a location and a value of each property, and the database further containing characteristics of a subject property of known location;
generating an index of similarity matrix of the subset of properties;
identifying spatially proximate comparable properties to the subject property, by means of a distance factor and an index of similarity threshold;
calculating the value of the subject property based on the values of the identified spatially proximate comparable properties; and
providing the calculated value to the user.