KR20140121642A - Real Estate Lease Funds Operating System using Internet and Method thereof - Google Patents

Real Estate Lease Funds Operating System using Internet and Method thereof Download PDF

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KR20140121642A
KR20140121642A KR20130038123A KR20130038123A KR20140121642A KR 20140121642 A KR20140121642 A KR 20140121642A KR 20130038123 A KR20130038123 A KR 20130038123A KR 20130038123 A KR20130038123 A KR 20130038123A KR 20140121642 A KR20140121642 A KR 20140121642A
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real estate
fund
rental
lease
investment
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KR20130038123A
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Korean (ko)
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박성규
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박성규
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    • G06—COMPUTING; CALCULATING OR COUNTING
    • G06Q—INFORMATION AND COMMUNICATION TECHNOLOGY [ICT] SPECIALLY ADAPTED FOR ADMINISTRATIVE, COMMERCIAL, FINANCIAL, MANAGERIAL OR SUPERVISORY PURPOSES; SYSTEMS OR METHODS SPECIALLY ADAPTED FOR ADMINISTRATIVE, COMMERCIAL, FINANCIAL, MANAGERIAL OR SUPERVISORY PURPOSES, NOT OTHERWISE PROVIDED FOR
    • G06Q40/00—Finance; Insurance; Tax strategies; Processing of corporate or income taxes
    • G06Q40/06—Asset management; Financial planning or analysis
    • G—PHYSICS
    • G06—COMPUTING; CALCULATING OR COUNTING
    • G06Q—INFORMATION AND COMMUNICATION TECHNOLOGY [ICT] SPECIALLY ADAPTED FOR ADMINISTRATIVE, COMMERCIAL, FINANCIAL, MANAGERIAL OR SUPERVISORY PURPOSES; SYSTEMS OR METHODS SPECIALLY ADAPTED FOR ADMINISTRATIVE, COMMERCIAL, FINANCIAL, MANAGERIAL OR SUPERVISORY PURPOSES, NOT OTHERWISE PROVIDED FOR
    • G06Q50/00—Information and communication technology [ICT] specially adapted for implementation of business processes of specific business sectors, e.g. utilities or tourism
    • G06Q50/10—Services
    • G06Q50/16—Real estate

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Abstract

The present invention relates to a real estate rental fund management system using the Internet and a method of managing the real estate rental fund, which can secure the principal collection when the contract of the fund is terminated and can guarantee a fixed rate of return of the real estate property rental income, The real estate rental fund management system using the Internet according to the present invention is a system in which a real estate rental fund product based on real estate investment information on a real estate lease fund management system using a specific developer or a developer of a specific real estate object, Or to an individual and to process each of the investors to distribute the rental income on a pre-established contractual period basis and to process the collected investment funds to the investor upon expiration of the contract period of the relevant real estate rental fund A securities company's web server; And at least one or more user terminals for subscribing to the real estate rental fund through the Internet network, and for selecting the subscription option of the real estate rental fund and the expiration option of the real estate rental fund.

Description

FIELD OF THE INVENTION [0001] The present invention relates to a real estate lease fund operating system using Internet,

The present invention relates to a real estate rental fund management system using the Internet and an operation method thereof, and more particularly, to a real estate rental fund management system using the Internet, which can secure a predetermined investment return rate, And an operation method.

In the securities industry, a wide variety of fund products are developed and sold to consumers. In recent years, real estate funds have also been developed and sold.

Such a real estate fund can be obtained by buying funds from the funds, selling them for lease or selling them at high prices, lending money to the executing company for real estate development such as apartments or shopping malls It is a fund that makes loans and earns profits.

The advantage of a real estate fund is that it is one of the products attracted by many investors in recent years because it can invest in a small amount of high-priced real estate to obtain stable rental income and dividend income.

Until now, real estate funds commercialized in the securities industry can be divided into loan real estate funds, lease real estate funds, direct development real estate funds, and real / public sale real estate funds.

(1) A loan-type real estate fund is a fund that pursues interest income on loans through the loan of funds to a real estate development company (developer).

However, if the development project of the real estate development company does not proceed smoothly or the guarantor ability of the constructor is weakened, the product may have a risk of investment loss because it is difficult to recover the funds.

Therefore, it is necessary to thoroughly examine the securing of the business site of the real estate development company, the credit rating of the construction company (construction company), various licenses related to real estate development, and the sale of real estate development business.

(2) The lease-type real estate fund is a fund that buys and leases office buildings and shopping malls, and seeks rental income.

This real estate fund can be said to be suitable for investing in old-age living funds because it regularly distributes the profit of the fund through rental income. However, the increase in vacancy rate and decrease in rents can lead to a low return on the fund, A loss of asset value due to a drop in the price of real estate may occur. In addition, because the real estate market may have difficulties in selling the real estate itself, it is necessary to carefully analyze and judge the decline in rents, vacancy rate, price decline and future sale of real estate. There will be considerable difficulties.

(3) Kyung Hee Auction Real Estate Fund is a fund that buys real estate for commercial or commercial purposes through an auction or an auction at a low price and then leases or sells it.

However, this real estate fund is subject to the disruption of the fund's yield as a result of the uncertainty of the auction and public sale real estate, the time and expense involved in dealing with various legal issues surrounding it, and the disposition of the property held before the fund's maturity And it is estimated that it is difficult to operate the most among the real estate funds due to difficulties such as preparing an exit plan (Exit Plan). Therefore, investors should invest in the fund after confirming whether they have professional expertise, appropriate fund size, transparent fund management system.

(4) Directly developed real estate fund is a fund in which a real estate fund directly develops its real estate and pursues development profit through sale or lease.

However, since the fund is the subject of the real estate development business, it can not proceed smoothly if there is no professional manpower related to construction and sales. Therefore, it is necessary to confirm whether the expert manpower of the asset management company has expert knowledge or experience beforehand.

Currently, the above-mentioned real estate funds are funded with spare funds since the fund operation period is two to three years and mid-range redemption is prohibited. In addition, since it is an indirect investment product that receives the performance results according to the investment performance, the funds may be tied for a long time or damaged.

Therefore, when examining the above-mentioned real estate fund products, it had the following problems.

First, since the conventional real estate fund products are indirect investment products that are distributed according to their investment performance, the fund can not be guaranteed if the fund contract ends.

Therefore, investors not only have to make a lot of efforts to select real estate fund products that can generate return on investment, but sometimes they lose too much while relying too much on professional manpower.

Second, conventional real estate fund products could not determine the timing of distribution of interest income, lease income, and sales income, which occurred according to the type of real estate fund products, or guarantee a fixed return on investment.

Therefore, it is difficult for the investors to recover their investment funds or they can be tied up for a long time, and the profitability of the fund may be low, and in some cases, they may be damaged.

Third, current real estate funds do not have a business processor that can accept investors' demands when the fund is operated for 2 ~ 3 years and the fund is repatriated suddenly.

Therefore, the investor must invest the extra funds in the real estate fund to reduce the damage due to the mid-price redemption.

Fourth, the professional evaluation and judgment of conventional real estate fund products is dependent on experts in the real estate industry, construction industry, and asset management industry.

Therefore, investors had to deal with experts in order to ensure the return of investment principal and investment return, and in some cases, these efforts could not be properly reflected.

The object of the present invention is to solve the disadvantages of the above-mentioned conventional real estate fund operation, and it is an object of the present invention to provide a real estate rental fund operating system using the Internet and a method of operating the same, .

Another object of the present invention is to provide a real estate rental fund operating system using the Internet and a method of operating the same, which can secure a fixed profit rate of rental income of real property.

It is another object of the present invention to provide a real estate rental fund operating system using the Internet and a method of operating the same, which can provide a business processor capable of handling a mid-term redemption of an investor's fund.

A further object of the present invention is to provide a real estate rental fund operating system using the Internet and a method of operating the same, which can subscribe to a real estate rental fund based on information analyzed by a specialist in the real estate rental fund management system of the present invention.

In order to achieve the above object, the Internet real estate rental fund management system according to the present invention is a real estate rental fund management system in which a specific developer is planning to construct, real estate investment information about a developer of a specific real estate article under construction or construction, To sell and / or sell commercial real estate lease fund products to general companies or individuals, to distribute rental income to each investor in units of a predetermined contract period, and to collect the investment principal A web server of a specific securities company that processes the payment to investors; And at least one user terminal for subscribing to the real estate rental fund through the Internet network and selecting an option for the real estate rental fund and an expiration option for the real estate rental fund.

According to another aspect of the present invention, there is provided a method for operating a real estate rental fund using the Internet, the method comprising the steps of: guaranteeing a return of investment principal within a predetermined range after a predetermined contract period in a web server of a specific securities company; Advertising or promoting a specific real estate rental fund product that guarantees revenue and guaranteed monthly rental income rate, selling to a large number of customers who are capable of Internet commerce through a web server of a securities company and an Internet network; The web server of the securities company issuing a profit certificate or a bankbook account to each investor who bought the real estate rental fund product; The web server of the securities company distributes the rental income generated by the real estate item according to the subscription option selected by the user; The web server of the securities company includes a step of disposing the real estate according to the fund expiration option selected by each fund investor before expiration of the contract term of the real estate rental fund when the contract term of the real estate rental fund bought by each investor expires .

The above-described Internet real estate rental fund operating system and its operating method of the present invention have the following advantages.

First, investors can easily choose real estate fund products that can generate return on investment, because they can guarantee the return of principal if the fund's contract is terminated.

Second, since the rental income of the real estate property can guarantee a fixed rate of return, it is possible to predict the return of the investor and not be sensitive to the rate of return of the fund.

Third, it is possible to provide a business processor that can process the funds if the investor requests a mid-level repurchase of the funds, thereby giving flexibility to the investor's fund management and enhancing the reliability of the real estate fund product to the investor .

Fourth, since the real estate lease fund can be subscribed based on the information of the analysts analyzed, it is possible to invest in real estate lease pants systematically in a psychological way.

FIG. 1 is a block diagram of a real estate rental fund operating system using the Internet according to a preferred embodiment of the present invention,
FIG. 2 is a flowchart illustrating a procedure for operating a real estate rental fund using the Internet according to a preferred embodiment of the present invention.

Hereinafter, a configuration and operation of a real estate rental fund operating system using the Internet according to a preferred embodiment of the present invention will be described with reference to the accompanying drawings.

1 is a block diagram of a real estate rental fund operating system using the Internet according to a preferred embodiment of the present invention. Referring to FIG. 1, a real estate rental fund management system using the Internet according to a preferred embodiment of the present invention is a real estate rental fund management system using a real estate rental fund management system, in which a specific developer is planning to construct, A web server 100 of a real estate management company providing investment information; A database 200 of a real estate management company that stores and manages a plurality of investor information and profit or loss details related to each investor's investment under the control of the web server 100 of the real estate management company; A web server 300 of an asset management company for making a mutually agreed real estate rental fund product according to a negotiated contract signed with the real estate management company and requesting sale thereof; And sells and / or sells real estate rental fund products to general companies or individuals at the request of the web server (300) of the asset management company, issues profit certificates or provides stock accounts to investors who buy real estate rental fund products, Each securities investor is assigned to a specific securities company that handles the allocation of rental income to a pre-established contractual period unit (eg, on a monthly basis), and processes the payment of the investment principal A web server 400 of the server 400; When a real estate lease fund is transferred from a web server (400) of a specific securities company, and the trust registration for the real estate property is completed, a preliminary payment to the developer, a management company, a fund management company, a securities company, A server 500 of a particular trust company that handles the agreed fees and processes them according to the fund expiration options agreed to by each investor when the contract term of the real estate rental fund to which each investor subscribes expires; A server (600) of a developer who processes a rent for a fixed period of time preliminarily deposited in a bankbook opened in a securities company, and processes money for transferring a promised investment income to a securities company upon receipt of a pre-sale price for a developer; A user who subscribes to a real estate rental fund according to the real estate investment information provided by the web server 100 of the real estate management company or / and the web server 400 of the specific securities company, and selects a subscription option of the real estate rental fund (700: 700a-700n).

Here, it is preferable that the real estate investment information provided by the web server 100 of the real estate management company includes the location of the real estate article, the estimated rent, the transaction amount, the surrounding market information, and the investment return rate. In a preferred embodiment of the present invention, the real estate property is preferably limited to a new urban living house or an urban office building.

In addition, the web server 100 of the real estate management company may interact with the web server 400 of a specific securities company so that the real estate investment information provided by the web server 100 of the real estate management company is transmitted to the web server 400 of the specific securities company. It is preferable to provide them at the same time.

In addition, a real estate rental fund product made by a specific asset management company or a specific securities company may be set within a predetermined range (for example, 90% or more) after a predetermined contract period (for example, three years, five years and seven years) It is preferable that the product is a product that guarantees the return of the investment principal, guarantees a lease profit for a predetermined contract period (two years), and guarantees a preset monthly rental return rate (for example, 6% of the investment principal).

 Also, the user terminal 700 used by the investors may be selected from terminals capable of internet such as a wired / wireless personal computer, a notebook, a palm, a PDA, a smart phone, and a wireless LAN phone.

In order to subscribe to a real estate rental fund, each investor has to open a bank account of a specific bank using a user terminal 700 and issue a personal certificate, and then, according to the present invention, It is desirable to join a real estate lease fund.

Here, each fund investor has the option of subscribing to a real estate lease fund subscription option: (1) monthly lease revenue distribution, (2) lease revenue distribution per year, and (3) You can choose one. In this case, it is desirable that the ratio of each profit is applied differently, for example, 6% of the monthly rental income distribution is 7% of the investment amount, The revenue distribution can be applied differently, such as 8% of the investment.

In addition, each fund investor may choose to have the fund expiration option before the expiration of the contract term of the real estate lease fund, including: (1) the principal payment through individual or public sale, (2) reinvestment through extension of the contract, (3) (4) property investment through the change of the name of the real estate property, and the trust company can selectively execute the business selectively according to the fund maturity option selected by the investors .

Hereinafter, the operation of the real estate rental fund operating system using the Internet according to the preferred embodiment of the present invention will be described with reference to the accompanying drawings.

First, the real estate management company analyzes the investment suitability of the real property (S110). For example, it is desirable to understand the location of newly built urban residential and officeteles, the surrounding rents, such as the estimated rents and the amount of the sales, and identify the investment return (for example, 6%) and accurately analyze the investment suitability.

Next, the real estate management company concludes a sole contract of sale (S120) with the constructor (or contractor) of the new urban living house or officetel determined to be suitable for investment.

At this time, the real estate management company proposes plans for securing funds and contracts for real estate lease funds before the concession contract. In addition, it agrees with the liability for damages caused by the execution and non - fulfillment of the conditional contract between the real estate management company and the executing company.

At this time, it is preferable that the real estate property selected by the real estate management company is 95% of the city-type living house or the office building, but it may be an urban living house or an office building before or after the construction.

From this point on, the web server (100) of the real estate management company provides real estate investment information about a developer who has a contract with a developer of a specific real estate object that the specific developer is going to construct or is under construction or has completed.

Next, the real estate management company prepares a real estate rental fund product plan for the real estate object to which the sole sale contract is concluded, and delivers it to the specific asset management company (S130).

At this time, it is desirable for the real estate management company to reflect the investment value of the real estate property that has entered into the sale contract with the fund, the guarantee of the principal, or the profit rate.

The asset management company performs profitability analysis, fund structure analysis, profit analysis, and risk factor analysis of a real estate rental fund plan received from a real estate management company (S140). At this time, it is desirable for the asset management company to consult with the securities company and the specific trust company (the bank) about the business area of the real estate management company.

For example, an asset management company and a real estate management company can create a mutual consultation contract, which can negotiate the amount of sale of a developer, a management company fee, an asset management company, a trust company, a securities company's fee, It is desirable to discuss the scope and responsibilities of the management of rental housing management and new office buildings.

Subsequently, the asset management company commits the completed real estate rental fund product to the securities company and proceeds to the trust company (S150) on condition that the real estate property is requested to the trust company.

The securities company advertises or promotes the real estate rental fund product through the web server of the securities company, and sells it to a plurality of customers (S160). At this time, it is desirable, but not limited, to set as the limited private fund of 49 persons for real estate rental fund product. In addition, it is advisable that the brokerage firm is fully aware of the safety and profitability of the real estate rental fund products made by the asset management company and introduces the products to the clients. The fund will be closed when the real estate rental fund goal is reached.

Next, the securities company issues a certificate of profit or a bankbook account to each investor (customer) who purchased the real estate rental fund product (S170).

At this time, each investor must establish a brokerage account for the fund to join the securities company and deposit the fund amount (investment amount) into the brokerage account through internet banking using the official certificate. Therefore, detailed description is omitted.

Next, the securities company pays funds to the trust company for the target fund, and concludes with the asset management company to request registration of the trust property of the real estate property (S180).

Subsequently, the trust company pays the proceeds of the real estate lease fund received from the securities company to the developer in accordance with the contract made between the real estate management company and the developer under the supervision of the asset management company, and at the same time registers the registered property of the real estate property (S190 ).

Under the supervision of the Asset Management Company, the Trust Company is obliged to settle the legal flaws in the presence of a legal person in order to trust the real estate with the name of the trust company by concurrent execution of the contracted sale of the contract between the real estate management company and the developer. Do.

At this time, the trust company may provide the real estate management company with the discounted amount of the fund money agreed between the real estate management company and the executing company, or may pay a discounted sale fee from the executing company.

In other words, the trust company pays the commission to the real estate management company by executing the agreement with the asset management company and the real estate management company in advance, and the trust company shall pay the discount sale fee among real estate management company and contractor ' The real estate management company may pay the discount amount (sale fee) that the developer can pay to the management company or the developer concludes the sale contract with the real estate management company.

Then, the constructor deposits the monthly rent (agreed with the management company) for two years (can be covered by the monthly rent deposit) and trust company or operator or securities company (S200).

Subsequently, the real estate management company pays the contracted fee to the asset management company, the trust company or the securities company in advance, or pays the contracted fee to the asset management company, the trust company or the securities company in advance from the trust company under the management of the asset management company (S210 ).

Then, under the management of the asset management company, the trust company, the asset management company or the brokerage house distributes the rental income generated according to the contract of the real estate property according to the subscription option selected by the user (S220). Preferably, the trust company pays the promised investment proceeds of the real estate investment fund to the securities company, and the securities company pays the investment proceeds to each investor's account.

Here, each fund investor has the option of subscribing to a real estate lease fund subscription option: (1) monthly lease revenue distribution, (2) lease revenue distribution per year, and (3) You can choose one.

In addition, lease management of the real property can be done by a trust company or a real estate management company entrusted by a trust company. It is desirable that the rent and security deposit of the real property be transferred to a trust company, and the leasing entity should be a trust company.

Each investor has a contractual term of at least three years when he / she chooses the subscription option for the real estate lease fund, and may be able to make 5, 7, or 10 years.

If the trust company expires the contract period (for example, 3 years, 5 years, 7 years, 10 years, etc.) of the real estate lease fund bought by each investor, each fund investor The real estate is disposed according to the selected fund expiration option (S230).

In other words, each fund investor can choose the option to expire the fund before the expiration date of the real estate lease fund: (1) reinvestment through individual or public sale, (2) reinvestment through extension of contract, (3) (4) property investment through the change of the name of the real estate property, and the trust company can selectively execute the business selectively according to the fund maturity option selected by the investors .

In addition, when the contract period expires and investors intend to withdraw the investment, the trust company may convert the real estate from lease to rent and pay the investor the lease money. At that time, It may be possible to register. At this time, the trust company shall pay the proceeds of the sale or lease payment to the securities company in accordance with the procedure described above, and the securities company shall pay the corresponding amount to the account holder of the investor.

In addition, when the term of the contract expires and investors intend to withdraw the investment, the trust company may sell the property to the real estate investment trust company (RITZ) and pay the investor the amount of the transaction, You may transfer your property to a real estate investment trust company. At this time, the trust company pays the proceeds of the sale price issued pursuant to the procedure described above to the concerned securities company, and the securities company pays the corresponding amount to the investor's account book of the investor.

Here, a real estate investment trust company refers to a corporation under the Real Estate Investment Company Act, which collects funds from a large number of investors and invests in real estate, real estate-related loans, securities, etc. and distributes profits to investors. Since REITs are a company established under the Commercial Code, they have the characteristic that they can list their shares on the stock exchange and can withdraw their investment funds whenever the investor sells the stock. Real estate trusts are entrusted with real estate, but Ritz is receiving a lot of money.

100: Web server of real estate management company
200: Database of real estate management companies
300: Web server of the asset management company
400: Web server of a specific securities company
500: server of a particular trust company
600: Server of the Executor
700, 700a-700n: User terminal
800: Internet network

Claims (9)

Advertises and / or sells real estate rental fund products based on real estate investment information on real estate invested by a specific developer or a developer of a specific real estate product that is under construction or under construction, A web server of a specific securities company that processes the distribution of the rental income in units of a predetermined contract period and processes the paid investment principal to the investor when the real estate rental fund expires;
Wherein the real estate rental fund management system comprises at least one user terminal for subscribing to the real estate rental fund through an Internet network and selecting an option for the real estate rental fund and an expiration option for the real estate rental fund, . The method according to claim 1,
Wherein the real estate investment information includes a location of a real estate item, an estimated rent, a transaction amount, a surrounding market information, and a return on investment. The method according to claim 1,
Wherein the real estate property is a new urban living house or an urban office building. The method according to claim 1,
Wherein the real estate rental fund product is a product that guarantees a return of investment principal within a predetermined range after a predetermined contract period, guarantees a rental profit in a predetermined contract term, and a predetermined monthly rental profit rate. Fund management system. The method according to claim 1,
The subscription option of the real estate lease fund is selected from among (1) lease revenue distribution on a monthly basis, (2) lease revenue distribution on a yearly basis, and (3) lease revenue distribution on expiration of a contract period. Rental fund management system. The method according to claim 1, wherein the maturity option of the real estate lease fund is 1) a principal repayment through individual or public sale, 2) reinvestment through extension of the contract, 3) And (4) property investment through the change of name of the real estate property. Advertising or promoting a specific real estate rental fund product that guarantees the return of investment principal within a pre-set range of contracted period of a predetermined securities company's web server, guarantees rental profit for a predetermined contract period, and pre-set monthly rental profit rate A step of selling to a plurality of clients capable of Internet commerce through a web server of a securities company and an Internet network;
The web server of the securities company issuing a profit certificate or a bankbook account to each investor who bought the real estate rental fund product;
The web server of the securities company distributes the rental income generated by the real estate item according to the subscription option selected by the user;
The web server of the securities company includes a step of disposing the real estate according to the fund expiration option selected by each fund investor before expiration of the contract term of the real estate rental fund when the contract term of the real estate rental fund bought by each investor expires The method comprising the steps of: 8. The method of claim 7,
The subscription option of the real estate lease fund is selected from among (1) lease revenue distribution on a monthly basis, (2) lease revenue distribution on a yearly basis, and (3) lease revenue distribution on expiration of a contract period. How to operate a lease fund. [Claim 7] The method of claim 7, wherein the expiration option of the real estate lease fund includes the following: 1) return of principal through individual or public sale, 2) reinvestment through extension of contract, 3) And 4) a property investment through the change of the name of the real estate property.
KR20130038123A 2013-04-08 2013-04-08 Real Estate Lease Funds Operating System using Internet and Method thereof KR20140121642A (en)

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Cited By (3)

* Cited by examiner, † Cited by third party
Publication number Priority date Publication date Assignee Title
KR102170207B1 (en) * 2020-04-09 2020-10-26 김희태 System for providing secure financial service based on peer to peer transaction
KR20200128248A (en) 2019-04-24 2020-11-12 주식회사 리판 Method of managing real estate investment, system and computer program thereof
KR20240039461A (en) 2022-09-19 2024-03-26 김현웅 System for stable recovering investment principal and sharing profit from indirect investment of real estate using venture platform and Driving method thereof

Cited By (3)

* Cited by examiner, † Cited by third party
Publication number Priority date Publication date Assignee Title
KR20200128248A (en) 2019-04-24 2020-11-12 주식회사 리판 Method of managing real estate investment, system and computer program thereof
KR102170207B1 (en) * 2020-04-09 2020-10-26 김희태 System for providing secure financial service based on peer to peer transaction
KR20240039461A (en) 2022-09-19 2024-03-26 김현웅 System for stable recovering investment principal and sharing profit from indirect investment of real estate using venture platform and Driving method thereof

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