Application of the Matrix Rating Mechanisms and System Cognitive Analysis Methods at the Task of Residential Real Estate Conceptual Designing

Conceptual designing a residential real estate is a task of strategic planning at the early stage of the project, which includes analysis of the real estate market and identification of consumer preferences. The concept of the real estate property defines a set of features that a real estate object should possess, e.g., location, infrastructure, engineering equipment, etc. The concept of the future building (complex of buildings and structures), including its external and internal infrastructure, must comply with consumer preferences. One way to solve the conceptual designing task is to use matrix rating mechanisms for aggregation of real estate object features. It makes possible to find such combination of residential real estate object features that would maximize the level of the object attractiveness for the consumer at a predetermined budget, or would minimize construction costs at a predetermined level of the object attractiveness. Convolution matrixes are created taking into account consumer preferences. That approach is demonstrated on the example of a ten-storied residential tower, where the factors influencing the choice of consumers are location, apartment improvement, building infrastructure and the group of solidity. These methods of modeling consumer preferences allow forming the concept of the future building which satisfies most of the needs and desires of the real estate market players. Though the proposed approach has many advantages, its disadvantages are the time-consuming process of interviewing real estate market participants in order to identify their preferences, as well as a possible distortion of information in the process of interviewing, including an unperceived distortion. To address this problem, it is proposed to identify five aggregated indicators: quality of the apartment, quality of the house, quality of the residential complex, quality of the area and reputation of the developer. This will require identification of only four matrixes of convolution to create a rating mechanism of residential real estate's consumer appeal. But each aggregated indicator should contain a detailed ontological description using a set of unique attributes sufficient to differentiate them, i.e., classification by their quality. This task can be solved with system analysis methods based on the information theory. All necessary calculating and computer modeling can be made in the special computer programs - universal cognitive analytics system “Eidos” and a web-based program for rating and control mechanisms designing “Business-dekon”.