MULTIPLE CRITERIA REAL ESTATE EBUSINESS SYSTEM

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Application and Integration of Intelligent
Systems in e-Cities
Prof. A.KaklauskasResearch Institute of Internet
and Intelligent Technologies, Vilnius Gediminas
Technical University, Lithuania, e-mail
Arturas.Kaklauskas_at_st.vtu.lt
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Technological innovation mainly through changes
in the availability of information and
communication technology inclusive databases of
best practices, neural networks, decision support
and expert systems, etc. that have been provided
by a variety of new services developed by the
e-cities.
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• Automation Applications
• Energy Simulation,
• Load Calculation,
• Renewable Energy,
• Retrofit Analysis,
• Sustainability/Green Buildings,
• Atmospheric Pollution,
• Energy Economics,
• Indoor Air Quality,
• Multibuilding Facilities,
• Solar/Climate Analysis,
• Training,
• Utility Evaluation,
• Validation Tools,
• Ventilation/Airflow,
• Water Conservation,
• Misc. Applications.

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Sustainability/Green Buildings

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Indoor Air Quality

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Energy Simulation
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• The Database of the Best Practice
• Today information technologies are rapidly
  expanding throughout all spheres of activities.
  Large amounts of information is stored and
  databases are created on the basis of which
  thousands of high quality experts pass on their
  experiences and expertise through the Internet.
• The database of the best practice can be
  formed by studying the expertise of advanced
  industrial economies. Simulation can be
  undertaken to provide insight into creating an
  effective database of the best practices
• Alternatives of environment (a peaceful,
  cultural society safe, pollution free, green
  environment surroundings, public transport)
• Alternatives of safety/security.
• Alternatives of social cohesion (ecologically
  sound, economically efficient and socially
  cohesive settlements, caring society, no
  poverty)
• Alternatives of quality of life (more
  comfort, time, money happy people, more
  pleasure, less work, reconstruction of settlement
  structure, revitalisation of street spaces,
  confidence), etc.

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Stakeholders and the Efficiency of
Alternatives Stakeholders (urban planners, city
administrators, elected representatives,
architects, public or corporate owners of flats,
etc.) decisions can increase or decrease the
efficiency of alternatives. The developed
intelligent systems should integrate multiple
points of view and make possible the
collaboration of the different stakeholders that
are involved in this process.
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• Real estate agents perform a number of functions
  
• advising sellers on how to make the house more
  marketable,
• assessing current market conditions,
• assisting with paperwork,
• negotiating the sale price,
• steering their clients through the array of
  tasks that must be done before settlement.
• For providing these services to buyers and
  sellers, real estate agents typically charge a
  commission on the sale, which by custom averages
  around 6 percent.

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• Under the traditional system, the real estate
  agent offers a package of services
• showing homes,
• providing information about home values and
  neighborhoods,
• matching buyers and sellers,
• negotiating and signing the contract,
• arranging for inspections,
• assisting with closings, and so on.

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• Technology can disaggregate those services
• Internet searches for listings,
• databases displaying home values,
• smart software for boilerplate contract
  language,
• personalized websites that manage the
  complicated transaction, and so onand allow
  consumers to pay for only those that they want.

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•  
• Research directions
• Search of real estate.
• Finding out of alternatives and making of
  comparative tables.
• Providing information about real estate, their
  values and neighbourhoods.
• Matching buyers and sellers.
• Negotiating the sale price.
• Assistance with real estate selection.
• Lender selection
• Alternatives multiple criteria analysis
  (calculation of market value, etc.).
• The after-purchase evaluation stage.

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• Framework 5 and 6 Programmes
• Framework 5. Promoting Innovation in
  Construction Industry SMEs
• (CONSTRINNONET). Contract IPS 2000-00002.
  CONSTRINNONET is a construction related
  innovation project whose objective is to find
  instruments that best increase the input-output
  ratio of RTD in the sector.
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• Framework 6. INTELCITIES (Intelligent
  Cities). The main objective of INTELCITIES is to
  create a new and innovative set of interoperable
  e-government services to meet the needs of both
  citizens and businesses. This will provide
  interactive citywide on-line applications and
  services for users that will make all aspects of
  what is going-on in the city available to all.
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• Framework 6. Bringing Retrofit Innovation to
  Application in Public Buildings (BRITA in PuBs).
  The BRITA proposal on Eco-buildings aims to
  increase the market penetration of innovative and
  effective retrofit solutions to improve energy
  efficiency and implement renewables, with
  moderate additional costs.

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DECISION SUPPORT SYSTEM AS DEVELOPED BY THE
VILNIUS GEDIMINAS TECHNICAL UNIVERSITY   Based on
the analysis of existing information, neural
networks, expert, decision support and other
systems and in order to determine best practice
and to prepare recommendations for stakeholders
under consideration different Decision Support
Systems were developed.
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• Decision Support Web-Based Systems were developed
  by VGTU consisting of
• database of best practices,
• database management system,
• model-base,
• model-base management system,
• user interface.

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Database of best practice
The presentation of information needed for
decision-making in the data base of best practice
may be in a conceptual form (i.e.
digital/numerical, textual, graphical, diagrams,
graphs and drawing, etc), photographic, sound,
video and quantitative forms. The
presentation of quantitative information involves
criteria systems and subsystems, units of
measurement, values and initial weights that
fully define the provided variants. In this
way, the DSS enables the decision-maker to
receive various conceptual and quantitative
information from a database and a model-base
allowing him/her to analyse the above factors and
to form an efficient solution.
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The presentation of information needed for
decision-making in the DSS may be in a
photographic form
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The presentation of information needed for
decision-making in the DSS may be in a textual
form
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The presentation of quantitative information in
the DSS
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The following databases of best practice have
been developed

• Innovation,
• Construction,
• Facilities Management,
• Real Estate,
• Refurbishment,
• Sustainable Development,
• Loans,
• International Trade,
• Ethics.

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Innovation database
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Construction database
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Facilities Management database
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• The following tables form the FMs database
•   Initial data tables. These contain information
  about the facilities (i.e. building, complexes,
  alternative facilities management organisations).
  
• Tables assessing facilities management
  solutions. These contain quantitative and
  conceptual information about alternative
  facilities management solutions space
  management, administrative management, technical
  management and management of other services,
  complex facilities management, market,
  competitors, suppliers, contractors, renovation
  of walls, windows, roof, etc.

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Real Estate database
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Refurbishment database
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Sustainable Development database
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International trade database
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Ethics database
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Model-Base

• The efficiency of alternatives is often
  determined by taking into account many factors.
  These factors include an account of the economic,
  technical, technological, management,
  organisation, legal, social and other factors.
  The model-base of a decision support system
  should include models that enable a
  decision-maker to do a comprehensive analysis of
  the available variants and to make a proper
  choice. The following models developed by authors
  of a model-base aim at performing the functions
  of
• A model for the establishment of the criteria
  weights,
• A model for multiple criteria analysis and for
  setting the priorities,
• A model for the determination of a projects
  utility degree,
• A model for the determination of a projects
  market value.

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Model-Base
According to the users needs, various models may
be provided by a model management system. When a
certain model (i.e. search for alternatives) is
used the results obtained become the initial data
for some other models (i.e. a model for multiple
criteria analysis and setting the priorities).
The results of the latter, in turn, may be taken
as the initial data for some other models (i.e.
determination of utility degree of alternatives).
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• When creating the Web-based decision support
  systems the author based their work on the
  following major principles and methods
•     Method of complex analysis. The use of a
  complex analysis makes it possible to carry out
  economic, technical, qualitative, technological,
  environmental, managerial and other kinds of
  optimisation throughout the life cycle of a
  project.
•      Method of functional analysis. The
  expenditures associated with project functions
  are usually determined by taking into account the
  benefits of a function and the cost of its
  realization.
•      Principle of cost-benefit ratio
  optimisation. Efforts are made to get maximum
  benefit (economic, qualitative, environmental and
  social, legal, etc.) at minimum projects life
  cycle expenses, i.e. to optimise the cost-benefit
  ratio.
•     Principle of interrelation of various
  sciences. The problem of cost-benefit ratio may
  be successfully solved only when the achievements
  of various sciences, such as management.
  economics, law, engineering, technology, ethics,
  aesthetics and psychology, etc. are used.
•       Methods of multi-variant design and
  multiple criteria analysis. These methods allow
  us to take into consideration the quantitative
  and qualitative factors, as well as cutting the
  price of the project and better satisfying the
  needs of all interested parties.
•      Principle of close interrelation between
  projects efficiency and interested parties and
  their aims.

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The following Decision Support Web-Based Systems
have been developed in VGTU

• Innovation,
• Construction,
• Facilities Management,
• Real Estate
• Refurbishment,
• Sustainable Development,
• Loans,
• International Trade,
• Ethics.

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Innovation DSSMultiple criteria analysis of the
government alternatives of decreasing the
barriers to innovation
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Innovation DSS Multiple criteria analysis of
government policies (alternative experiments) for
technological innovation
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Construction DSS Fragment of analysis of
construction alternatives
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• At the present moment the developed Construction
  DSS allows the performance of the following
  functions
•   Search of construction products. A consumer may
  perform a search of alternatives from catalogues
  of different suppliers and producers.
•    Finding out alternatives and making
  comparative tables. Consumers specify
  requirements and constraints and the System
  queries the information of specific construction
  products from a number of online vendors. The
  results of the search of a concrete construction
  product are often provided in one table.
•   Evaluation stages of alternatives. While going
  through the purchasing decision process a
  customer must examine a large number of
  alternatives, each of which is surrounded by a
  considerable amount of information (price,
  discounts given, thermal insulation, sound
  insulation, rate of harm to human health of the
  products, aesthetic, weight, technical
  specifications, physical and moral longevity).
  Following on from the gathered information the
  priority and utility degree of alternatives is
  then calculated.
•    Analysis of interested parties (competitors,
  suppliers, contractors, etc.),
•   The after-purchase evaluation stage. A consumer
  evaluates the usefulness of the product in the
  after-purchase evaluation stage, etc.

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Facilities Management DSS Analysis of facilities
management (space management) alternatives
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Facilities Management DSS Below is a list of
typical facilities management problems that were
solved by users multiple criteria analysis of
space management, administrative management,
technical management and management of other
services alternatives analysis of complex
facilities management alternatives analysis of
interested parties (suppliers, contractors), etc.
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Real Estate DSS Analysis of real estate
alternatives
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• Capabilities to use the Real Estate DSS in
  alternatives multiple criteria analysis stage
  are
• Real estate valuation from various aspects (i.e.
  determination of market value, value in use, and
  investment value).
• Multiple criteria analysis of alternatives and
  selection of most efficient ones.
• Valuation of factors affecting the value of real
  estate (for example, valuation of real estate
  location, real estate depreciation).
• The after-purchase evaluation stage. A consumer
  evaluates the usefulness of the real estate in
  the after-purchase evaluation stage.
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Building Refurbishment DSS Analysis of building
refurbishment alternatives
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• Developed Building Refurbishment DSS include the
  following models
• a model of developing the alternative variants
  of building enclosures,
• a model for determining the initial
  significances of the criteria (with the use of
  expert methods),
•   a model for the criteria significance
  establishment,
•   a model for multivariant design of a building
  refurbishment,
•   a model for multiple criteria analysis and
  setting the priorities,
•   a model for determination of project utility
  degree,
•   a model for providing recommendations.

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Building Refurbishment DSS Based on the above
models, a system can make until 100,000 building
refurbishment alternative versions, performing
their multiple criteria analysis, determining
utility degree and selecting most beneficial
variant without human interference.
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Building Refurbishment DSS Analysis of building
refurbishment alternatives
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International Trade DSS Analysis of
international trade alternatives
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• International trade DSS after a multiple criteria
  analysis of the export sectors, the following can
  be determined
• Priority of the sectors. One can see which the
  sector is most competitive in the country under
  consideration both statically and dynamically.
• Tendencies, i.e. what the percentage of
  increase (or decrease) of the position (i.e.
  comparative advantages) of the export sectors of
  a country under consideration with similar
  sectors in other countries, during the period
  analysed.

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• International trade DSS after completing a
  multiple criteria analysis of exported products
  of a country under consideration, the following
  will be determined
• Priority of products of a country under
  consideration. One can easily see the reasons why
  one or another product is more competitive. The
  products taking the first places meet world
  requirements according to their competitiveness
  and of a country under consideration is well
  prepared for their export.
• Tendencies, i.e. what the percentage of increase
  (or decrease) of the position of an exact product
  compared to another during the period analysed.
  

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Ethical DSS Analysis of ethical alternatives
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• Capabilities to use the Ethical DSS in ethical
  multiple criteria analysis stage are
• Development of the best practice database.
• Determination of the philosophy theories
  according to which the alternatives will be
  evaluated and the decision made.
• Development of comparative tables.
• Evaluation of ethical alternatives.
•  The created Ethical Web-Based Decision-Support
  System may also help stakeholders to manage their
  mutual relationship efficiently, to minimize the
  conflict-of-interest situations and to solve
  them.

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Integration of Construction Decision Support and
Knowledge Systems Knowledge systems would be
more useful if it drove decision support systems.
Computational and analytical models could be
applied to the information in the knowledge base
so as to support decision-making. Some modules
could be applied to the knowledge base so as to
make recommendations. For example, decision
support systems can facilitate the analysis,
retrieval, and dissemination of explicit
knowledge. This explicit knowledge consists of
all documents, accounting records, and data
stored in computer memories. Explicit knowledge
refers to codified knowledge that is
transmittable in formal, systematic language and
is easily transferred by using Information
Technology.
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Conclusions   The analysis of information,
expert, decision support and other systems,
neural networks that were developed by
researchers from various countries assisted the
authors to create of their own Decision Support
Web-Based Systems (DSS). DSS differ from others
in the use of new multiple criteria analysis
methods as were developed by the authors. The
databases of a best practices were developed
providing a comprehensive assessment of
alternative versions from the economic,
technical, technological, management,
organisational, qualitative, legislative and
other perspectives.