今すぐ東京の中古ワンルームを買いなさい

マンションやアパートについての不動産投資関連の本を読み漁っていると大体テーマには、

  • 一棟買いか区分所有か
  • 都心か地方か

この網羅性の4パターンが含まれることが多いです。つまり、都心の一棟買い、都心の区分所有、地方の一棟買い、地方の区分所有ですね。残念ながら新築か中古かは投資の場合議論にならないようです。(新築は販売へのマージンが大きすぎるので、選択肢としてない。)

今回読んだこの本では、東京23区内駅近マンションの区分所有を勧めています。理由は23区の資産性の高さ、人気の高さ意による賃貸居住者の客付きの良さ。それに加えて個別に資産を持つことでリスク分散が図れること。

区分だとどうしても資産取得の手間のわりに家賃単価が低くなることで効率が悪いとする一棟推し派の意見もありますが、23区内という資産性の高いエリアの物件を買うことで単価を上げられます。私は都心はこれまで高すぎて利回りが出ないのでスコープから外れるものと思ってましたが、客が付かなければそもそもインカムゲインを得るというスタートラインに立てない訳です。地方物件では15%だ20%だと高利回りをうたっている物件が多いですが、そのためには客付けに相当な努力が必要だし、将来的に続くものなのか考える必要があります。

本書の中でお勧めしているのが、自己資産による所有2部屋に対して、融資による所有を1部屋にすることです。(これを黄金比と定義しています。)このバランスだとローンの返済に3部屋分の収入を当てられるため速度が上がっていくということですね。確かにこの状態まで持っていければ安定しそうです。

また、借金については資産を増やす効率が上がるためおすすめしている中で、リスク管理のために「融資率は40%まで」とすることを推奨しています。ひとつは金利上昇のリスクによってローンの支払いが増えてしまうことや、借り手が見つからなくなってしまうことでキャッシュフローが回らなくなることですね。

いずれにしても資産なしの初心者が最初からこの状態を作るのは困難です。逆にいうとここまでどう短期間で持っていくかがポイントですね。1部屋ずつでは時間がかかりすぎるし、急にたくさん増やすには融資の限度額があるし。

suumoやhomesで見ても、確かに1500万程度の利回り7%位が期待できる中古ワンルームは比較的あるようで、しかも現在賃貸中のものが多い。地方のガラガラ状態の一棟をリフォームして、営業活動してというのは入居者さえはいれば高い利廻りが期待できるのだろうけど、やはり初心者にはハードルが高いですね。

最初は現金で購入したりなるべく融資額が低い範囲で購入し、早めにローン無しの状態にもっていってから次の物件をローンで購入する、こういった良い循環を続けていくことが基本になるということですね。

 

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