WO2015127534A1 - Procédé et système de commercialisation de biens immobiliers implémentés par ordinateur - Google Patents

Procédé et système de commercialisation de biens immobiliers implémentés par ordinateur Download PDF

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Publication number
WO2015127534A1
WO2015127534A1 PCT/CA2015/000113 CA2015000113W WO2015127534A1 WO 2015127534 A1 WO2015127534 A1 WO 2015127534A1 CA 2015000113 W CA2015000113 W CA 2015000113W WO 2015127534 A1 WO2015127534 A1 WO 2015127534A1
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WIPO (PCT)
Prior art keywords
furniture
home
furnishings
interactive
individual pieces
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PCT/CA2015/000113
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English (en)
Inventor
Evelyn J. Saurette
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Picture This Today 3D Inc.
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Publication date
Application filed by Picture This Today 3D Inc. filed Critical Picture This Today 3D Inc.
Publication of WO2015127534A1 publication Critical patent/WO2015127534A1/fr

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    • 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
    • G06Q30/00—Commerce
    • G06Q30/02—Marketing; Price estimation or determination; Fundraising
    • 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
    • G06Q30/00—Commerce
    • G06Q30/06—Buying, selling or leasing transactions
    • 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

Definitions

  • Real estate buyers (sometimes referred to herein as "consumers") searching in every price range are increasingly time conscious, educated and Internet savvy, and generally review many listings online before electing to view an actual property. Selling features, particularly floor plans but also virtual tours and home staging, are very effective in helping to narrow down their search, but not available for average properties because of the high cost to realtors.
  • a first step involves positioning on a web page an interactive image of a property that is for sale that enables a potential purchaser to toggle between various views including a "dollhouse” view, a “perspective” (overhead) view, and a "walk-through” view.
  • a second step involves positioning an interactive furnishings display within the various interior or exterior views that enables the potential purchaser to position/reposition individual pieces of furnishings in the interactive furnishing display and add/substitute individual pieces of furnishings from a virtual furnishings inventory, thereby personalizing the online real estate sales experience.
  • the present invention assists a potential purchaser to visualize the potential of a property, particularly one that is vacant, cluttered, or contains unappealing or dated furnishings.
  • the method can also be made to be of benefit to furnishing retailers; the present invention can provide a sales and marketing portal that enables a potential purchaser to conveniently purchase the individual pieces of furnishings displayed or any of the substituted individual pieces of furnishings selected from the virtual furnishings inventory.
  • Furnishing company websites and other e-commerce websites currently host online catalogues consisting of either photographs or three-dimensional images for use with "space designer" software. In all cases, one problem is getting clients to visit the website. Where the space designer software is made available, the challenge is in enticing very busy people to take the time to "sign up", download software, measure their home and create floor plans, all before even looking at furnishing products.
  • Real estate websites have a steady stream of traffic and the present method, when implemented on such a real estate website, can assist potential purchasers visiting such real estate websites in both determining whether a selected property suits them and assessing their additional furnishing requirements.
  • a 3 -dimensional interactive plan has been created for a property, such may be saved for ready access by a consumer, thus proving a virtual record of the furnishings within the consumer's property.
  • the consumer can also record furnishings product information, such as cost, date of purchase, model numbers for furniture, paint codes for wall paint, as well as save copies of receipts for furnishings.
  • Such furnishings product information could be provided for insurance purposes in the event of property damage or loss that results in a claim. Such information would also allow a home owner to readily order/repurchase lost or damaged furnishing items. Furthermore, it is contemplated that a database could be developed of 3D interactive plans for a number of properties.
  • FIG. 1 is a flow diagram depicting a prior art process of preparing a property listing for sale.
  • FIG. 2 is a flow diagram depicting a process of preparing a listing for sale in accordance with the method.
  • FIG. 3 is a screen shot of a house exterior as it would appear on a realtor's website.
  • FIG. 4 is a further screen shot, showing a "dollhouse view of the house interior as it would appear on a realtor's website.
  • FIG. 5 is a further screen shot, showing a view of an individual room of the house interior as it would appear on a realtor's website.
  • FIG. 6 is a flow diagram illustrating some other applications for the disclosed method. DETAILED DESCRIPTION
  • the method involves positioning on a web page an interactive virtual representation of a structure that is for sale or lease, which enables a potential purchaser to toggle between various exterior and interior views including a "dollhouse" view, a
  • An interactive furnishing display is provided within the various interior views that enable the potential purchaser to position and reposition individual pieces of furnishings in the interactive furnishings display and substitute individual pieces of furnishings from a virtual furnishings inventory, thereby personalizing the online real estate sales experience.
  • a section of a web page contains a software "object" for 3D rendering, which is embedded within the web page's HTML code.
  • the web page is interactive, being controlled by web-based software.
  • the embedded software object is
  • the web-based software may transmit an opening still image of the home to be displayed, or may transmit the house plans to the embedded 3D software, which calculates, renders and displays a three- dimensional representation of the home. If display of the home begins with a still image, the user can initiate the three-dimensional display by taking an action (e.g. by clicking the still image), causing the web-based software to transmit the house plan data to the embedded 3D software for rendering and display.
  • the web page that contains the embedded 3D software includes a variety of buttons and/or links and/or other visible objects that allow users to interact with the embedded 3D software via specific actions (e.g. clicking a button using a computer mouse or, for touch-screen implementations, a physical touch of a button graphic displayed on the screen surface).
  • the embedded 3D software can render various views of the house plan and users can switch between views using some of the previously described controls.
  • this illustrates the current real estate listing process where the realtor 20 is required to consider which marketing tools (30 - 80) would be most cost efficient and effective in marketing a home. There is no direct relationship between the tool providers, the realtor's website 90 and/or furnishings retailers 1 10. The realtors 20 deal with the various service providers individually.
  • FIG. 2 illustrates how the disclosed method can simplify the process of preparing the listing for market, and enable advertising revenue from retailers 1 10 to be used to reduce the upfront marketing costs currently paid by realtors 20.
  • the opening view of the property may be an exterior photograph, followed by an elevation, also known as the "dollhouse” view.
  • the user is able to rotate the view, giving the appearance that the user is orbiting around the exterior of the home.
  • the method is an exciting alternative to existing online marketing practices. It will provide not only high quality two and three-dimensional floor plans but also virtual staging, photographs, property details and an online home store as well, for a cost that is comparable to the current cost of floor plans.
  • the method comprises an intuitive online computer-aided design ("CAD") tool.
  • CAD computer-aided design
  • CAD software for facilitating the preparation of the two- dimensional floor plans has been developed, and such software provides the individual designers with one or more tools to measure walls, doors, windows, cabinets, countertops and other fixtures/features in order for a floor plan to be created.
  • the software integrates, for example, with laser measuring devices, using a Bluetooth® communication interface, to input measurements directly into the software.
  • the present floor plan software includes features to allow plans for a home to be assembled and rendered in three dimensions.
  • the 2D floor plans are utilized to generate a 3D physical representation of that floor plan, extruding and making use of the data such as floor height, ceiling height, floor offset and ceiling offset, it is possible to create an accurate representation of a 3D space.
  • the height of doors and windows and the elevation of windows from the floor are recorded.
  • the relative height of each storey/floor plan can also be recorded by the designer and common "anchor points" are placed in each floor plan. These are used for placement and alignment of floors in the home when they are rendered and stacked for 3D connectivity and interactivity.
  • X and Z offsets length and width
  • 2D plan data is saved in a suitable format.
  • the 2D data is then provided to the 3D components of the software, which renders and saves the three-dimensional representation of the home.
  • a geometry generation algorithm calculates walls, floors, ceilings, doorways, windows and openings between rooms.
  • the algorithm can also generate floor trim and ceiling trim within rooms, between room transitions, around window panes and borders between rooms - using shading, materials and textures to define the decorative attributes of a room and change the flooring, wall coverings and ceilings.
  • 3D mesh-based models can be dragged and dropped into these generated scenes to create the home decor for the properties in question.
  • the 3D rendition of the home is "staged" by the designers, using virtual 3D products and colours.
  • the designer can also take photographs of the home and link each photo to a specific part of the home.
  • the 3D rendition is saved and is made accessible to consumers. Consumers can add, delete and swap products and colours but cannot modify walls, doors, windows or other permanent fixtures and cannot change the property photos in the 3D interface.
  • Staged floor plans help consumers to visualize properties seamlessly when they are shopping online for a home on a realtor's website, as opposed to having to visit a third-party website.
  • the initial view of a property listing can be an exterior photograph.
  • the second view can be a "dollhouse" image of multiple levels of the home set on a stage at the centre of the page. Consumers access interior rooms by clicking on the corresponding area of the home in the "dollhouse” view. Consumers use their mouse to drag around the interior living area, viewing the configuration and images from every possible angle.
  • information specific to the current view on the stage For example, a view of the master bedroom might include room, closet and balcony dimensions and details about the room.
  • the user interface will include contact information for the listing realtor, and possibly some combination of a photograph, logo and slogan.
  • the user interface may display logos from participating retailers/vendors.
  • any logo will open an online catalogue of three-dimensional images of furnishings that can be dragged onto the stage to replace products used in the initial staging.
  • a "shopping cart” button that generates itemized orders or order inquiries for products currently on the stage.
  • the consumer can also add furnishings to a "Wish List”.
  • any items selected by a consumer can be automatically added to the "Wish List” or order enquiry report, until they are deleted.
  • a consumer can share such "Wish List” (along with images of their new home) with friends and family via email or social media.
  • FIG. 3 is a mock-up of the initial webpage of a listing modified in accordance with the disclosed method.
  • the service embodying the disclosed method is referred to therein as "Picture This").
  • the realtor's photograph, contact and other information 130 are shown to the left.
  • the shopping cart 150 and gift registry/wish-list 160 are shown near the top.
  • the "home store” 140 portion of the window is shown below, and contains logos or names of participating retailers.
  • the stage in the middle of the window contains an exterior view 170 of the listed property.
  • FIG. 4 is a mock-up of the second page consumers will see when viewing a listing in accordance with the disclosed method.
  • the realtor's photograph, contact and other information 130 are to the left.
  • the shopping cart 150 and gift registry/wish-list 160 are shown near the top.
  • the "home store" 140 portion of the window is shown below, and contains logos or names of participating retailers.
  • the stage in the middle contains a "dollhouse” view 180 of the listed property.
  • An area adjacent to the interactive 3D house plan can display a list of products.
  • the product list may be hierarchical. For example, the consumer may start by selecting from a list of product vendors; next, a list of product categories for the vendor (e.g. sofas, chairs, tables, shelving, etc.) may be shown. When a category is selected, a list of products that match the vendor and category could be displayed.
  • the user selects the product from the list via a "click-and-drag" action using a computer mouse or a "touch-and-drag” action by touch if the software is being accessed on a device with a touch screen.
  • paint products which are represented by a colour and a level of reflectivity (e.g. matte vs. glossy paint), which is applied to walls and possibly other surfaces.
  • information about vendors and their products can be stored in the system database.
  • This information includes the geographical areas in which vendors operate or in which their products are available.
  • the system can also store the geographical area of each home. Using this information, the system will only display and allow selection of products that are available in the area in which the specific home is located.
  • FIG. 5 is a mock-up of an interior view of a property listing in accordance with the method. Consumers can access interior rooms by clicking on the corresponding area of the home in the "dollhouse" view 180. The realtor's photograph, contact and other information 130 are to the left. The shopping cart 150 and gift registry/wish-list 160 are shown near the top. The "home store" 140 portion of the window is shown below, and contains logos or names of participating retailers. Consumers can click on any logo to access a catalogue for that company containing online images representing furnishing items. Consumers can click or drag a chosen image onto the stage and position it inside the room. That item automatically appears in the shopping cart 160, until the item is ordered or deleted. The stage in the middle contains an interior view 190 of the listed property, including added furnishing items. Consumers use their mouse to drag around the room, viewing the configuration and 3D images from every possible angle. The stage may also include buttons that reset the view (e.g.
  • Outside walls of the dollhouse image may drop away as consumers use their mouse to "drag" around the exterior of the structure, using animation to emphasize the ability to view the interior of the home from all exterior viewpoints.
  • 3D home plans are assembled from a set of floor plans. Typically, each plan represents one storey or level of the home.
  • dollhouse view when a user moves the mouse pointer so that it is hovering over one of the areas represented by an underlying 2D floor plan, that area of the dollhouse view is highlighted. When the user clicks a highlighted area, the view changes to "perspective" mode in which the user can see the interior of the selected floor plan from a point above the floor.
  • perspective mode the user can rotate the plan, zoom toward and away from the plan and tilt the plan, to view it from directly above or as low as eye-level.
  • the plan When the plan is rotated in perspective mode, it rotates around a white sphere, representing the "pivot point".
  • the user can slide the plan in any direction on a horizontal plane to change the pivot point and the centre of rotation. Consumers can click on a section in the "dollhouse” view to "enter” a specific living area. They may then use their mouse or keyboard to "walk” through the virtual image, viewing room configurations and three-dimensional product images used to stage the home from any angle or viewpoint.
  • the products are moveable and scalable providing a realistic image of how they would fit and appear in the actual home.
  • the products can also be deleted. Where applicable, alternative fabric styles or colours can also be applied to the product image.
  • While in perspective mode the user can click a button to switch to "walk-through” mode, and then back to perspective mode.
  • walk-through mode the user's virtual position and perspective changes to eye-level "inside" the current floor plan. Unlike perspective mode, the ceiling is shown in walk-through mode and appears above the user.
  • the mouse, keyboard or touch controls change to allow the user to navigate through the virtual home as if walking and walls and fixtures act as solid bodies, preventing the user from walking through walls and other virtual solid objects.
  • While using walk-through mode users can traverse stairs, doorways or other passages between floor plans. For example, if a two-storey home was originally represented by two 2D floor plans (one for each storey) and a staircase connects the two plans, the user can move up or down the virtual stairs, passing from one floor plan to the other within the home without having to exit back to the initial dollhouse mode and then highlighting and selecting a different floor plan/area.
  • a graphic control (referred to here as a "widget") is displayed over the product.
  • the widget contains buttons that allow the user to move and rotate the product, view detailed information about the product or remove the product from the plan.
  • Some product graphic objects include animation. In such cases, the product widget includes a button to allow the product animation to be played.
  • Some products are available in different varieties. For example, some furnishings may be available with various fabrics, woods, or other materials.
  • the product selection area will list each variation. If the user clicks a variation of the product, the selected product will be replaced with the corresponding version of the same product. Products are de-selected when the user clicks an area of the virtual home that is not occupied by the product.
  • the present method means homebuyers do not have to wait for possession day to shop for furnishings for their new home. They can replace the product used to stage the home initially with those provided in the online home store, effectively furnishing their new home according to their own particular taste. Button clicks generate and submit order inquiries to applicable product retailers including such details as square footage for paint and flooring.
  • the quantity of certain products will be represented by an area measurement (e.g. the home includes 964 square feet of oak plank flooring).
  • Calculation of areas is enabled by a feature in the CAD software that is used to create the initial 2D floor plans for the home. When the floor plan is created, the designer is required to highlight each room or area (each space delineated by walls and/or borders) and provide identifying information (e.g. room/area type, name and overall dimensions). When a room/area is defined by the user, the area measurement of the room/area is also saved with the plan data. This information is retained in the 3D plan.
  • Area-based products such as floor coverings are applied in the 3D interface by selecting the product and clicking the floor where the product is to be applied. This will fill the floor in the area with the product.
  • product data is extracted from the 3D home plan for inclusion in wish list or product ordering information
  • the system will examine each area-based product that has been applied and will add together the saved area measurement for each area in which the product has been applied. This will calculate the quantity of the product. In some cases, a percentage will be added to the quantity to allow for product cut-offs and other potential waste.
  • An email and/or social media distribution feature will make it easy for the consumers to invite friends and family to view their new home, staged according to their own particular taste.
  • selected products can be added to a "wish list", taking the guesswork out of finding suitable housewarming gift.
  • the added website traffic will benefit both retailers and realtors.
  • Advertising revenue from home product retailers can subsidize the cost of creating floor plans.
  • portions of the advertising revenue are paid to both realtors and designers, in the form of cash and/or future credit.
  • online accounts be provided for every realtor enabling them to order the service and view their account, which is debited immediately for service rendered and credited monthly with any advertising revenues.
  • the method represents an opportunity for furnishing retailers to enter a lucrative online sales program that directly targets their most productive market. Products are delivered directly to their best customers, where they are shopping online for their dream home. As opposed to website banner advertising and furniture showrooms, the method allows retailers to effectively place product directly inside consumers' homes.
  • Retailers can be featured prominently in realty websites in a "brought to you by " format. Realising a staged home can be as simple as clicking a button, and submitting an order inquiry directly to the retailers. Realtors may have the option to add value to their service by offering discounts to their clients on behalf of their partner
  • a graphic symbol representing a camera is placed in the 3D plan.
  • the graphic symbol can then be selected and dragged to a position in the 3D plan that corresponds to the camera position when the photo was taken.
  • the graphic symbol can also be rotated to indicate the direction in which the camera was pointing when the photo was taken. Any number of photographs and photo icons can be associated with a 3D home plan.
  • the plan data can include the position, rotation, and a link to an image file, for each photo and photo symbol that has been set-up in the plan. All of the features of the method have multiple applications, and any reference to homes, listings or properties also applies to industrial and commercial properties, real estate developments, and long term, short term and vacation rentals.
  • Home products may include artwork, lighting, paint and wall coverings, window coverings, flooring, furniture, appliances, cabinets, countertops, bathroom fixtures, fireplaces, wood stoves, decorative items, home improvement products, outdoor furnishings, patio furniture and landscaping.
  • present method is illustrated herein in the context of furnishings for an interior room, it should be understood that the present method can also be applied for exterior finishes (such as patios and gardens) and exterior furnishings therefor (such as patio furniture, landscaping features, etc.)
  • a 3D interactive plan has been created for a particular property, such may be saved so that the 3D interactive plan can be readily accessed (including via online access) by a consumer.
  • the 3D plan 200 can function as a virtual record of the furnishings within a consumer's property. If the furnishing information is kept up to date, the plan would accurately reflect the current furnishings of the property.
  • Such 3D interactive plans may be used to allow consumers 270 to shop for further furnishings (step 260). Consumers can select furnishing items available from the retailers' online catalogue, and place such items within the 3D interactive plan, where items may be positioned and repositioned to allow the consumer to assess how such items might fit within the home or complement existing furnishings. Preferably, the various retailers 250 continuously update their corresponding 3D product catalogues.
  • the consumer can provide and record furnishings product information (step 290), such as cost, date of purchase, model numbers for furniture, paint codes for wall paint, etc.
  • furnishings product information such as cost, date of purchase, model numbers for furniture, paint codes for wall paint, etc.
  • a consumer could also record a copy of receipts for furnishings, including those furnishings that are purchased from the retailer catalogues.
  • the information regarding furnishings as recorded in the plan could be provided for insurance purposes in the event of property damage or loss (e.g. a fire or burglary) that results in a claim (step 280).
  • Such information would also allow a home owner to readily
  • the 3D interactive plan may also be used to plan and communicate home design projects.
  • the plan could be used to provide measurements and other details respecting a room when obtaining design proposals from designers (step 300).
  • a database of such could be developed and provided. These plans could be developed from various sources; in addition to those developed from real estate listings (at the request of realtors) 210 as described herein, plans could also be developed from designer services 220, from new property developments 230, or from existing property owners 240. Where a number of such 3D interactive plans are available, information from such a database could be used to help compare various properties and assist with appraisals.
  • the word “comprising” is used in its non-limiting sense to mean that items following the word are included, but items not specifically mentioned are not excluded.
  • a reference to an element by the indefinite article “a” does not exclude the possibility that more than one of the element is present, unless the context clearly requires that there be one and only one of the elements.

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Abstract

La présente invention concerne un procédé implémenté par ordinateur de ventes de biens immobiliers. Une première étape consiste à positionner sur une page Web une image interactive d'un logement en vente permettant à un acheteur potentiel d'alterner entre diverses vues d'intérieur et d'extérieur sélectionnées parmi une vue de type maison de poupée, une vue en plan d'étage, et un plan de pièces individuelles. Une seconde étape consiste à positionner un affichage de mobilier interactif à l'intérieur des diverses vues d'extérieur ou d'intérieur permettant à l'acheteur potentiel de repositionner des éléments mobiliers individuels dans l'affichage de mobilier interactif et de remplacer des éléments mobiliers individuels au moyen d'un référentiel de meubles virtuel, ce qui permet de personnaliser l'expérience de vente de biens immobiliers en ligne.
PCT/CA2015/000113 2014-02-25 2015-02-24 Procédé et système de commercialisation de biens immobiliers implémentés par ordinateur WO2015127534A1 (fr)

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CA2843576 2014-02-25
CA2843576A CA2843576A1 (fr) 2014-02-25 2014-02-25 Methode informatisee de ventes immobilieres

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US10388077B2 (en) 2017-04-25 2019-08-20 Microsoft Technology Licensing, Llc Three-dimensional environment authoring and generation
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US11640697B2 (en) 2018-11-06 2023-05-02 Carrier Corporation Real estate augmented reality system
US11698707B2 (en) 2021-03-31 2023-07-11 Sy Interiors Pvt. Ltd. Methods and systems for provisioning a collaborative virtual experience of a building

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Publication number Priority date Publication date Assignee Title
EP3385898A1 (fr) * 2017-04-07 2018-10-10 Virtual Trade Center Oy Système de commercialisation de biens immobiliers
US10388077B2 (en) 2017-04-25 2019-08-20 Microsoft Technology Licensing, Llc Three-dimensional environment authoring and generation
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