A Neural-CBR System for Real Property Valuation

In recent times, the application of artificial intelligence (AI) techniques for real property valuation has been on the increase. Some expert systems that leveraged on machine intelligence concepts include rule-based reasoning, case-based reasoning and artificial neural networks. These approaches have proved reliable thus far and in certain cases outperformed the use of statistical predictive models such as hedonic regression, logistic regression, and discriminant analysis. However, individual artificial intelligence approaches have their inherent limitations. These limitations hamper the quality of decision support they proffer when used alone for real property valuation. In this paper, we present a Neural-CBR system for real property valuation, which is based on a hybrid architecture that combines Artificial Neural Networks and Case- Based Reasoning techniques. An evaluation of the system was conducted and the experimental results revealed that the system has higher satisfactory level of performance when compared with individual Artificial Neural Network and Case- Based Reasoning systems

Valuation of real estate investments through Fuzzy Logic

This paper aims to outline the application of Fuzzy Logic in real estate investment. In literature, there is a wide theoretical background on real estate investment decisions, but there has been a lack of empirical support in this regard. For this reason, the paper would fill the gap between theory and practice. The fuzzy logic system is adopted to evaluate the situations of a real estate market with imprecise and vague information. To highlight the applicability of the Possibility Theory, we proceeded to reconsider an example of property investment evaluation through fuzzy logic. The case study concerns the purchase of an office building. The results obtained with Fuzzy Logic have been also compared with those arising from a deterministic approach through the use of crisp numbers

Towards explainable real estate valuation via evolutionary algorithms

Human lives are increasingly influenced by algorithms, which therefore need to meet higher standards not only in accuracy but also with respect to explainability. This is especially true for high-stakes areas such as real estate valuation. Unfortunately, the methods applied there often exhibit a trade-off between accuracy and explainability. One explainable approach is case-based reasoning (CBR), where each decision is supported by specific previous cases. However, such methods can be wanting in accuracy. The unexplainable machine learning approaches are often observed to provide higher accuracy but are not scrutable in their decision-making. In this paper, we apply evolutionary algorithms (EAs) to CBR predictors in order to improve their performance. In particular, we deploy EAs to the similarity functions (used in CBR to find comparable cases), which are fitted to the data set at hand. As a consequence, we achieve higher accuracy than state-of-the-art deep neural networks (DNNs), while keeping interpretability and explainability. These results stem from our empirical evaluation on a large data set of real estate offers where we compare known similarity functions, their EA-improved counterparts, and DNNs. Surprisingly, DNNs are only on par with standard CBR techniques. However, using EA-learned similarity functions does yield an improved performance

An Adaptive Neuro-Fuzzy Inference System Based Approach to Real Estate Property Assessment

This paper describes a first effort to design and implement an adaptive neuro-fuzzy inference system based approach to estimate prices for residential properties. The data set consists of historic sales of homes in a market in Midwest USA and it contains parameters describing typical residential property features and the actual sale price. The study explores the use of fuzzy inference systems to assess real estate property values and the use of neural networks in creating and fine tuning the fuzzy rules used in the fuzzy inference system. The results are compared with those obtained using a traditional multiple regression model. The paper also describes possible future research in this area.

Comparing Rough Set Theory with Multiple Regression Analysis as Automated Valuation Methodologies

This paper focuses on the problem of applying rough set theory to mass appraisal. This methodology was first introduced by a Polish mathematician, and has been applied recently as an automated valuation methodology by the author. The method allows the appraiser to estimate a property without defining econometric modeling, although it does not give any quantitative estimation of marginal prices. In a previous paper by the author, data were organized into classes prior to the valuation process, allowing for the if-then, or right “rule” for each property class to be defined. In that work, the relationship between property and class of valued was said to be dichotomic.mass appraisal; property valuation; rough set theory; valued tolerance relation

Contextualized property market models vs. Generalized mass appraisals: An innovative approach

The present research takes into account the current and widespread need for rational valuation methodologies, able to correctly interpret the available market data. An innovative automated valuation model has been simultaneously implemented to three Italian study samples, each one constituted by two-hundred residential units sold in the years 2016-2017. The ability to generate a "unique" functional form for the three different territorial contexts considered, in which the relationships between the influencing factors and the selling prices are specified by different multiplicative coefficients that appropriately represent the market phenomena of each case study analyzed, is the main contribution of the proposed methodology. The method can provide support for private operators in the assessment of the territorial investment conveniences and for the public entities in the decisional phases regarding future tax and urban planning policies

Non-Conventional Approaches To Property Value Assessment

Lack of precision is common in property value assessment. Recently non-conventional methods, such as neural networks based methods, have been introduced in property value assessment as an attempt to better address this lack of precision and uncertainty. Although fuzzy logic has been suggested as another possible solution, no other artificial intelligence methods have been applied to real estate value assessment other than neural network based methods. This paper presents the results of using two new non-conventional methods, fuzzy logic and memory-based reasoning, in evaluating residential property values for a real data set. The paper compares the results with those obtained using neural networks and multiple regression. Methods of feature reduction, such as principal component analysis and variable selection, have also been used for possible improvement of the final results.  The results indicate that no single one of the new methods is consistently superior for the given data set

Non-Conventional Approaches To Property Value Assessment

Lack of precision is common in property value assessment. Recently non-conventional methods, such as neural networks based methods, have been introduced in property value assessment as an attempt to better address this lack of precision and uncertainty. Although fuzzy logic has been suggested as another possible solution, no other artificial intelligence methods have been applied to real estate value assessment other than neural network based methods. This paper presents the results of using two new non-conventional methods, fuzzy logic and memory-based reasoning, in evaluating residential property values for a real data set. The paper compares the results with those obtained using neural networks and multiple regression. Methods of feature reduction, such as principal component analysis and variable selection, have also been used for possible improvement of the final results.  The results indicate that no single one of the new methods is consistently superior for the given data set

The impact of location on housing prices: applying the Artificial Neural Network Model as an analytical tool.

The location of a residential property in a city directly affects its market price. Each location represents different values in variables such as accessibility, neighbourhood, traffic, socio-economic level and proximity to green areas, among others. In addition, that location has an influence on the choice and on the offer price of each residential property. The development of artificial intelligence, allows us to use alternative tools to the traditional methods of econometric modelling. This has led us to conduct a study of the residential property market in the city of Valencia (Spain). In this study, we will attempt to explain the aspects that determine the demand for housing and the behaviour of prices in the urban space. We used an artificial neutral network as a price forecasting tool, since this system shows a considerable improvement in the accuracy of ratings over traditional models. With the help of this system, we attempted to quantify the impact on residential property prices of issues such as accessibility, level of service standards of public utilities, quality of urban planning, environmental surroundings and other locational aspects.