{"id":56281,"date":"2020-02-09T00:00:00","date_gmt":"2020-02-08T21:00:00","guid":{"rendered":"https:\/\/prohoster.info\/blog\/blog_prohoster\/analiz-rynka-nedvizhimosti-na-osnove-dannyh-s-msgr-ru"},"modified":"2020-02-18T14:04:32","modified_gmt":"2020-02-18T11:04:32","slug":"analiz-rynka-nedvizhimosti-na-osnove-dannyh-s-msgr-ru","status":"publish","type":"post","link":"https:\/\/prohoster.info\/hu\/blog\/news\/analiz-rynka-nedvizhimosti-na-osnove-dannyh-s-msgr-ru","title":{"rendered":"Az ingatlanpiac elemz\u00e9se a msgr.ru adatai alapj\u00e1n","gt_translate_keys":[{"key":"rendered","format":"text"}]},"content":{"rendered":"<p>Nemr\u00e9giben a lak\u00e1sv\u00e1laszt\u00e1ssal kapcsolatos probl\u00e9m\u00e1val szembes\u00fcltem, \u00e9s term\u00e9szetesen els\u0151 l\u00e9p\u00e9sk\u00e9nt szerettem volna megtudni, mi t\u00f6rt\u00e9nik az ingatlanpiacon, \u00e9s mint \u00e1ltal\u00e1ban, a szak\u00e9rt\u0151k fele azt <noindex><a rel=\"nofollow\" href=\"http:\/\/youtube.com\">youtube.com<\/a><\/noindex> mondja, hogy az ingatlanok \u00e1ra n\u0151ni fog, m\u00edg m\u00e1sok azt \u00e1ll\u00edtj\u00e1k, hogy \u00e9ppen ellenkez\u0151leg, cs\u00f6kkenni fog. V\u00e9g\u00fcl \u00fagy d\u00f6nt\u00f6ttem, hogy magam j\u00e1rok ut\u00e1na, \u00e9s ezt tal\u00e1ltam.<\/p>\n<p><\/p>\n<p><img decoding=\"async\" alt=\"Az ingatlanpiac elemz\u00e9se a msgr.ru adatai alapj\u00e1n\" src=\"\/wp-content\/uploads\/2020\/02\/22b9ea700962c0f234fc07953107fdff.png\" style=\"display:block;margin: 0 auto;\" \/><br \/>\n<em>\u00a9 <noindex><a rel=\"nofollow\" href=\"http:\/\/freepik.com\">Tervezte: upklyak \/ Freepik<\/a><\/noindex><\/em><\/p>\n<p><noindex><a rel=\"nofollow\" name=\"habracut\"><\/a><\/noindex><\/p>\n<p>Ahhoz, hogy meg\u00e9rts\u00fck, hogyan v\u00e1ltozott az \u00e1rak az ut\u00f3bbi id\u0151ben, val\u00f3s elad\u00e1si \u00e1rakat kellett tal\u00e1lnunk. A c\u00e9lzott webhelyek, mint p\u00e9ld\u00e1ul <noindex><a rel=\"nofollow\" href=\"http:\/\/cian.ru\">cian.ru<\/a><\/noindex> vagy <noindex><a rel=\"nofollow\" href=\"http:\/\/avito.ru\">avito.ru<\/a><\/noindex> nem alkalmasak, mivel ott \u00e1ltal\u00e1ban az ingatlanok kedvezm\u00e9nnyel kelnek el, \u00e9s az igazi elad\u00e1si \u00e1rat nem lehet megtudni, itt \u00e9szrevettem egy ingatlan\u00e9rt\u00e9kes\u00edt\u00e9si webhelyet, ahol megn\u00e9zhettem a val\u00f3s \u00e1rat, amit a lak\u00e1s\u00e9rt kaptak. Term\u00e9szetesen a <noindex><a rel=\"nofollow\" href=\"http:\/\/msgr.ru\">msgr.ru<\/a><\/noindex>webhelyr\u0151l van sz\u00f3, amelyr\u0151l r\u00e9szletesebben olvashat a <noindex><a rel=\"nofollow\" href=\"https:\/\/journal.tinkoff.ru\/aukizion-kvartir\/\">mell\u00e9kelt<\/a><\/noindex> \u00e1ttekint\u00e9sben. K\u00e9t sz\u00f3ban elmondhat\u00f3, hogy ez a szervezet lak\u00e1sok \u00e9rt\u00e9kes\u00edt\u00e9s\u00e9vel foglalkozik a teljes\u00edtett b\u00e9rleti szerz\u0151d\u00e9s keretein bel\u00fcl a licit\u00e1l\u00e1sok sor\u00e1n.<\/p>\n<p><\/p>\n<p>Ahhoz, hogy megtudjam, a moszkvai ker\u00fcletekben milyenek az \u00e1rak, \u00e9s \u00e9rdekes lenne megn\u00e9zni, mely lak\u00e1sokra licit\u00e1lnak t\u00f6bbet, valamint hogy mely ker\u00fcletekben v\u00e1s\u00e1rolnak k\u00f6zel a kezd\u0151 \u00e1rhoz, m\u00edg m\u00e1s helyeken az \u00e1r jelent\u0151sen v\u00e1ltozhat. Ehhez el\u0151sz\u00f6r adatokat gy\u0171jt\u00f6ttem a webhelyr\u0151l <noindex><a rel=\"nofollow\" href=\"http:\/\/msgr.ru\">msgr.ru<\/a><\/noindex>, \u00e9s ezek az adatok k\u00e9tf\u00e9le: sikeres \u00e9s sikertelen aukci\u00f3k, r\u00e1ad\u00e1sul azok a lak\u00e1sok, amelyek nem keltek el, egyszerre k\u00e9t helyen is szerepelhetnek.<\/p>\n<p><\/p>\n<p>A begy\u0171jt\u00f6tt adatokat t\u00e1bl\u00e1zatba foglaltam a szeml\u00e9ltet\u00e9s \u00e9rdek\u00e9ben:<\/p>\n<p><\/p>\n<p><img decoding=\"async\" alt=\"Az ingatlanpiac elemz\u00e9se a msgr.ru adatai alapj\u00e1n\" src=\"\/wp-content\/uploads\/2020\/02\/b3f48ff4c4251ec73df633966a95ef92.png\" style=\"display:block;margin: 0 auto;\" \/><br \/>\n<em>A t\u00e1bl\u00e1zat az utols\u00f3 10 aukci\u00f3 adatait tartalmazza.<\/em><\/p>\n<p><\/p>\n<p>A fenti t\u00e1bl\u00e1zat A oszlop\u00e1ban az aukci\u00f3s lak\u00e1sokr\u00f3l sz\u00f3l\u00f3 inform\u00e1ci\u00f3k tal\u00e1lhat\u00f3k (az c\u00edmek sz\u00f3k\u00f6z\u00f6k \u00e9s nagybet\u0171k n\u00e9lk\u00fcl, a kiindul\u00e1si adatokbeli elt\u00e9r\u00e9sek miatt), az els\u0151 sorban a j\u00f6v\u0151beli \u00e9s kor\u00e1bbi aukci\u00f3k d\u00e1tumai szerepelnek. Az eladott lak\u00e1sok 'xxx'-kel vannak kit\u00f6ltve a sorban (ez az\u00e9rt van, hogy meg\u00e9rts\u00fck, mely lak\u00e1sok lehetnek m\u00e9g el\u00e9rhet\u0151k a m\u00e9g nem bejelentett aukci\u00f3k sor\u00e1n), a cell\u00e1k fels\u0151 r\u00e9sz\u00e9ben a kezd\u0151 \u00e1r, az als\u00f3 r\u00e9sz\u00e9ben pedig az elad\u00e1si \u00e1r tal\u00e1lhat\u00f3, a j\u00f6v\u0151beli aukci\u00f3k cell\u00e1iban pedig a lak\u00e1s le\u00edr\u00e1s\u00e1ra mutat\u00f3 hivatkoz\u00e1s van.<\/p>\n<p><\/p>\n<p>Ezen a t\u00e1bl\u00e1zaton l\u00e1that\u00f3k bizonyos \u00e9rdekes \u00f6sszef\u00fcgg\u00e9sek is, p\u00e9ld\u00e1ul, ha egy lak\u00e1s nem kel el k\u00e9t \u00e1rver\u00e9s sor\u00e1n, akkor a harmadik \u00e1rver\u00e9sen az \u00e1r cs\u00f6kkenni fog, \u00e9s ez minden m\u00e1sodik \u00e1rver\u00e9sn\u00e9l \u00edgy van. B\u00e1r ha egy nagyobb mint\u00e1t n\u00e9z\u00fcnk, akkor vannak kiv\u00e9telek is, \u00e9s a lak\u00e1s m\u00e1r a k\u00f6vetkez\u0151 \u00e1rver\u00e9sen is olcs\u00f3bb\u00e1 v\u00e1lik, ha az els\u0151n nem kellett el.<\/p>\n<p><\/p>\n<p>Azt, hogy mely ker\u00fcletekben \u00e9s mely lak\u00e1scsoportokra van nagyobb kereslet, a k\u00f6vetkez\u0151 t\u00e9rk\u00e9pen t\u00fcntettem fel:<\/p>\n<p><\/p>\n<p><img decoding=\"async\" alt=\"Az ingatlanpiac elemz\u00e9se a msgr.ru adatai alapj\u00e1n\" src=\"\/wp-content\/uploads\/2020\/02\/043d4f691e079c04c4d763dbd7d53819.png\" style=\"display:block;margin: 0 auto;\" \/><br \/>\n<em>A teljes <noindex><a rel=\"nofollow\" href=\"https:\/\/yandex.ru\/maps\/?um=constructor%3A946f59fe9e3b499ac4875de025885430da59ede34ce46228415f5ba23cda8ea7&amp;source=constructorLink\">t\u00e9rk\u00e9phez<\/a><\/noindex>.<\/em><\/p>\n<p><\/p>\n<p>A t\u00e9rk\u00e9pen azoknak a lak\u00e1soknak az c\u00edmei vannak megjel\u00f6lve, amelyek elad\u00e1sra ker\u00fcltek vagy elad\u00e1sra ker\u00fclnek, a c\u00edmk\u00e9k fejl\u00e9c\u00e9ben az elad\u00e1si \u00e1r (nem az \u00e1rver\u00e9si \u00e1r), az elad\u00e1s \u00e9ve \u00e9s az, h\u00e1nyadik alkalommal keltek el. A c\u00edmk\u00e9n tal\u00e1lhat\u00f3 sz\u00e1m azt mutatja, h\u00e1ny szob\u00e1s a lak\u00e1s. A c\u00edmke le\u00edr\u00e1s\u00e1ban tal\u00e1lhat\u00f3 inform\u00e1ci\u00f3 a kor\u00e1bbi \u00e9s j\u00f6v\u0151beli \u00e1rver\u00e9sekr\u0151l, valamint a lak\u00e1s c\u00edm\u00e9r\u0151l (a c\u00edmek sz\u00f3k\u00f6z\u00f6k \u00e9s nagybet\u0171k n\u00e9lk\u00fcl az elt\u00e9r\u0151 \u00edr\u00e1sm\u00f3d miatt a forr\u00e1sadatokban) \u00e9s egy\u00e9b inform\u00e1ci\u00f3k a lak\u00e1sr\u00f3l.<\/p>\n<p><\/p>\n<p><img decoding=\"async\" alt=\"Az ingatlanpiac elemz\u00e9se a msgr.ru adatai alapj\u00e1n\" src=\"\/wp-content\/uploads\/2020\/02\/292f0226e90fb47163be796ff0ddae05.png\" style=\"display:block;margin: 0 auto;\" \/><\/p>\n<p><\/p>\n<p>A t\u00e9rk\u00e9p seg\u00edts\u00e9g\u00e9vel nyomon k\u00f6vethet\u0151, hogyan v\u00e1ltozott az \u00e1r a k\u00f6rny\u00e9ken az id\u0151 m\u00fal\u00e1s\u00e1val, \u00e9s mennyire keresettek a hasonl\u00f3 lehet\u0151s\u00e9gek. \u00c9rdekes megfigyelni, hogy az \u00faj\u00e9p\u00edt\u00e9s\u0171 ingatlanok, teh\u00e1t az \u00faj h\u00e1zakban l\u00e9v\u0151 lak\u00e1sok m\u00e9g a rossz k\u00f6zleked\u00e9si kapcsolat\u00fa ker\u00fcletekben is \u00e1ltal\u00e1ban alkudva kelnek el, m\u00edg a r\u00e9gi\u00e9p\u00edt\u00e9s\u0171 lak\u00e1sokat \u00e1ltal\u00e1ban a kiindul\u00e1si \u00e1ron vagy kis alkud\u00e1ssal lehet megv\u00e1s\u00e1rolni. A t\u00e9rk\u00e9p alapj\u00e1n k\u00f6r\u00fclbel\u00fcli el\u0151rejelz\u00e9st lehet k\u00e9sz\u00edteni az \u00e1rver\u00e9sekr\u0151l, figyelembe v\u00e9ve azokat a m\u00e1r kor\u00e1bban eladott lak\u00e1sokat, amelyek a megv\u00e1s\u00e1rolni k\u00edv\u00e1nt \u00e1rver\u00e9s alatt helyezkednek el.<\/p>\n<p><\/p>\n<p>B\u00e1r nem teljesen helyes a r\u00e9gi \u00e9s \u00faj \u00e9p\u00edt\u00e9s\u0171 lak\u00e1sokat \u00f6sszehasonl\u00edtani, \u00e9s az \u00e1rver\u00e9si lak\u00e1sok is jelent\u0151sen elmozdultak a r\u00e9gi \u00e9p\u00edt\u00e9s\u0171ek ir\u00e1ny\u00e1ba a saj\u00e1tos helyzet\u00fck miatt, <noindex><a rel=\"nofollow\" href=\"http:\/\/msgr.ru\">msgr.ru<\/a><\/noindex>, az\u00e9rt n\u00e9zz\u00fck meg a k\u00f6vetkez\u0151 hisztogramokat ezekkel a meg\u00e1llap\u00edt\u00e1sokkal.<\/p>\n<p><\/p>\n<p>Az ingatlanok \u00e1tlagos \u00e1r\u00e1k hisztogramja \u00e9venk\u00e9nt \u00e9s szob\u00e1k sz\u00e1m\u00e1nak megfelel\u0151en:<\/p>\n<p><\/p>\n<p><img decoding=\"async\" alt=\"Az ingatlanpiac elemz\u00e9se a msgr.ru adatai alapj\u00e1n\" src=\"\/wp-content\/uploads\/2020\/02\/b840e711ebd78de1a5a1efbbcdde63d2.png\" style=\"display:block;margin: 0 auto;\" \/><br \/>\n<em>\u00d6sszes lak\u00e1s sz\u00e1ma: 397<\/em><\/p>\n<p><\/p>\n<p>Az \u00e1tlagos \u00e1rakat nem \u00e9rdemes a k\u00f6rny\u00e9k figyelembev\u00e9tel\u00e9vel k\u00f6zeln\u00e9zni, ez\u00e9rt n\u00e9zz\u00fck meg a lak\u00e1sokat minden ker\u00fcletben k\u00fcl\u00f6n-k\u00fcl\u00f6n (csak a MKK-on bel\u00fcli ker\u00fcleteket vizsg\u00e1ltuk).<\/p>\n<p><\/p>\n<p>Egyszob\u00e1s lak\u00e1sok \u00e1tlagos \u00e1ra hisztogram, ker\u00fcletek \u00e9s \u00e9v szerint k\u00fcl\u00f6nv\u00e1lasztva:<\/p>\n<p><\/p>\n<p><img decoding=\"async\" alt=\"Az ingatlanpiac elemz\u00e9se a msgr.ru adatai alapj\u00e1n\" src=\"\/wp-content\/uploads\/2020\/02\/5cb85ccfe61de1411f6310d8f836c30f.png\" style=\"display:block;margin: 0 auto;\" \/><br \/>\n<em>\u00d6sszes egyszob\u00e1s lak\u00e1s sz\u00e1ma: 218<\/em><\/p>\n<p><\/p>\n<p>K\u00e9tszob\u00e1s lak\u00e1sok \u00e1tlagos \u00e1r\u00e1nak hisztogramja, ker\u00fcletek \u00e9s \u00e9v szerint k\u00fcl\u00f6nv\u00e1lasztva:<\/p>\n<p><\/p>\n<p><img decoding=\"async\" alt=\"Az ingatlanpiac elemz\u00e9se a msgr.ru adatai alapj\u00e1n\" src=\"\/wp-content\/uploads\/2020\/02\/0ceab7b2b30e4032c2e1c7d17d04daa8.png\" style=\"display:block;margin: 0 auto;\" \/><br \/>\n<em>K\u00e9t h\u00e1l\u00f3szob\u00e1s lak\u00e1sok \u00f6sszesen: 159<\/em><\/p>\n<p><\/p>\n<p>Sajnos a h\u00e1rom h\u00e1l\u00f3szob\u00e1s lak\u00e1sok sz\u00e1ma t\u00fal alacsony, ez\u00e9rt nem lehet megfelel\u0151 hisztogramot k\u00e9sz\u00edteni.<\/p>\n<p><\/p>\n<p><img decoding=\"async\" alt=\"Az ingatlanpiac elemz\u00e9se a msgr.ru adatai alapj\u00e1n\" src=\"\/wp-content\/uploads\/2020\/02\/090c29172059f46ce7e2e54de06f6c42.png\" style=\"display:block;margin: 0 auto;\" \/><br \/>\n<em>H\u00e1rom h\u00e1l\u00f3szob\u00e1s lak\u00e1sok \u00f6sszesen: 20<\/em><\/p>\n<p><\/p>\n<p>Figyelembe v\u00e9ve az el\u0151bb eml\u00edtett felt\u00e9telez\u00e9seket (ism\u00e9tlem, a cikk \u00edr\u00e1sakor, 2020-ban, csak egy aukci\u00f3 zajlott), m\u00e9gis lehet n\u00e9h\u00e1ny k\u00f6vetkeztet\u00e9st levonni, ha megn\u00e9zz\u00fck az \u00e1rak eloszl\u00e1s\u00e1t a k\u00fcl\u00f6nb\u00f6z\u0151 ter\u00fcleteken, \u00e9szlelhetj\u00fck, hogy az \u00e1rak \u00f6sszess\u00e9g\u00e9ben emelkednek, azonban m\u00e1r most is megfigyelhet\u0151 a fordulat, mivel egyes ter\u00fcleteken az \u00e1rak n\u00f6veked\u00e9se kezd megfordulni, m\u00e1sokban pedig lassulni kezd a n\u00f6veked\u00e9s (ami val\u00f3j\u00e1ban a maxim\u00e1lis \u00e1rak el\u00e9r\u00e9s\u00e9t \u00e9s val\u00f3sz\u00edn\u0171leg a k\u00e9s\u0151bbi cs\u00f6kken\u00e9st jelzi).<\/p>\n<p><\/p>\n<p>Forr\u00e1sk\u00f3d a <noindex><a rel=\"nofollow\" href=\"https:\/\/github.com\/cdies\/msgr\">github.com<\/a><\/noindex><\/p>\n<p>Forr\u00e1s: <a content=\"nofollow\" 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