不動産投資の勉強をはじめてから改めて新築中古議論を考えてみた

不動産投資の勉強を始めてから、成功のパターンを探しています。新築と中古、戸建てとマンション、注文と建売、などは特に昔からよくある議論です。我が家では数年前に都心の建売住宅を購入しました。しかし、今考えてもその選択が正しかったのか悩みはつきません。物件を探していると、そういえば家を購入したときの悩みと同じだなと改めて思います。一体何が正解なのかと。よくあるテーマ3つについて改めて考えてみました。


新築 vs  中古

定番の議論ですが、私は中古をお薦めします。結局、新築はご祝儀相場なんですよね。なぜそこまで贅沢をして新築を選ぶのか、その理由が見つからないなと思います。「だって誰かが住んだ家なんて嫌」というのは理由になりません。だって、新築のようにリフォーム出来るのだから。鰻を食べに行って特上を選ぶ人はそれほどいないのになぜか住宅になるとみんな新築を選んでしまうのです。イメージに騙されています。実は私もその一人だったのですが、不勉強だったなと後悔しています。

例えば、ほぼ同じ条件の戸建て物件があって、新築は5000万円、築2年の中古物件は4750万円くらいだったりします。住宅の値段は言うまでも無く土地+建物の値段ですよね。土地の値段は基本変わりません。一方で、建物の値段は住んだ瞬間に落ちます。そこから、ゆるやかなカーブを描いて、耐用期間までの年数をかけて価値が下がっていくのです。だから住んだ瞬間に価格の下がる分はご祝儀なのです。

でも実際はこれくらいの差だったら気持ちいい新築を選びたいなと思うわけです。冷静に考えると車一台買える値段の違いがあるにも関わらず。テンション上がって冷静な判断が出来なくなるのは不動産の怖いところです。

新築の気持ちよさ=いくらの価値があるのか、よく考える必要があります。

注文 vs  建売

住宅にこだわりのある人で、建築関係の雑誌を毎月読み漁っていたり、フローリングを見れば素材の違いが分かるとか、欧州製の蛇口が好きでたまらない、そんな人であれば注文住宅は良いでしょう。好きなだけ想いを詰め込んで豊かな生活を送れると思います。

そうでない人は住宅が欲しくなって悩み始めるのが普通ですよね。蛇口の使い勝手が悪いから他のにしたいなんて、大抵の人は考えていないはずです。建て売り住宅の設備で十分なのです。家が建ってからのカスタマイズも相当種類が豊富なので、家の構造以外はほとんど変更できたり存分に楽しめます。

でも、「なんとなくおしゃれな方がいい」この感覚に流されるのは非常に怖いです。誰だって良いデザイン、高い品質の製品を求めますよね。それは分かりますが、ここに「住宅購入ハイ」状態が加わると、世間一般の相場を超えた見積書を受け入れることになります。本当はもっともっともっと切り詰めることが出来るにも関わらず、です。

それでも本当に満足のいく注文住宅をお金をかけて作れれば良いかもしれません。ただ、一番最悪なのは、中途半端な値段で注文住宅にしてしまうことだと思います。当初の見積もりから、より良い製品を後出しにされてどんどんと見積もりが上がって行きます。結局中途半端な満足感しか得られずに、建売と対して変わらないクオリティになります。

そもそもどうして建売物件が安いのかって、デザインを共通にしていたり、一括発注だからです。1つずつオーダーメイドしているものをまとめて対応するから期間も短くなって人件費が浮くし、一度にまとめて発注するから、材料も安く済むわけです。しかも広い土地を切り売りするパターンだと買う際にも交渉が複雑化するので値段の幅も大きくなります。つまりより交渉の幅が出来るのです。注文住宅はどうしても着手後は発注元の立場が弱くなるので注意が必要ですね。

いわゆる悪質と言うのとは違います。大手ならどこのメーカーもしっかりした品質の家を建ててくれます。ただし、品質がよいのと、満足できるかはまた別の話です。満足するためにはどんどんと追加見積もりが必要になります。

マンション vs 戸建て

これは本当に人それぞれ置かれた環境によって選ぶべきだと思います。家族構成や、不動産に何を求めるのかによって変わってきます。短期で売るつもりであればマンションの方が値崩れしないのかなとか、将来子どもに資産を残したいのなら土地がある戸建てだろうなとか。要は不動産に何を求めて、どう人生計画を立てているのか、それによって戦略が変わるのでしょう。

また、戸建て、マンションは比較条件が難しいから安易に比べられないところがポイントですね。よくマンションは維持費がかかると言いますが、それは戸建てでもかかる(毎月の支出に見えないだけ)から比べるのはナンセンスだし、戸建ての方が単価が安いと言うのも、そもそも同じグレードでは比べられないから意味無いし。

マンションの管理費は若干贅沢かな(戸建てなら自分で管理出来るので)とは思いますが、共有住宅という意味では必要経費だと思いますし、それを織り込んだ上で両者お価値を比較するべきかなと。


まとめ

贅沢は敵です。不必要なおしゃれを避けて、メーカーに騙されないようにする。しっかりライフプランを立てて、自分に見合った物件を購入することが大事。投資用の物件を選ぶときも、結局は「住みたいと思う人がいる」ことが重要なのですね。

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