アパート経営を始めるには?費用は?安定した収入を得るために

アパート経営の収入

アパート経営を始めたいけれど、なにをすべきか分からなかったり、お金の調達方法や投資方法をよく理解していない方は少なくありません。状況や求めるものを見極めた上で、自分に合った投資方法を見つけましょう。

アパート経営の方法と種類

アパート経営をする上で、一般的な方法は「一括借り上げ」「管理会社に管理委託」「自分自身ですべて運用」の3つと言われています。

一括借り上げ

物件の所有者がサブリース会社(不動産会社)に建物を一括で借り上げてもらい、その業者が入居者を募集するという方法です。オーナー(投資家)は入居率に関わらず一定の賃料を受け取ることができますが、その代わり、サブリース会社が保証する家賃は、入居者が支払う家賃よりも低いというデメリットがあります。しかし、空室のリスク無しに確実な収入が見込めるという点はメリットと言えるでしょう。

管理会社に管理委託

アパートの管理を管理業者に委託する方法です。管理費用はかかってしまいますが、その分、自分ではやりづらいような様々な管理業務を行ってくれます。さらに、入居者の審査業務などの代行をしてもらえるという点もメリットと言えるでしょう。
注意点は、入居率に関わらず一定の賃料を受け取ることができないということです。つまり、一括借り上げとは異なり、空室のリスクは投資家が負うことになります。

すべて自分で管理

管理業務をすべて自分で行うという方法です。自己管理のメリットとして管理委託費がかからない点が挙げられますが、アパート建物自体の管理や保守などを行うためには大変な覚悟が必要です。時間のない投資者にとってそれはとても重荷になりますので、現実的に難しいのではないでしょうか。

資金の調達方法とは

アパート投資を考える上で、物件を購入するための資金調達はどうすれば良いでしょうか。自己資金のため方や、銀行をはじめとする金融機関からの借り入れについてご紹介します。
自己資金で購入する場合でも金融機関から融資を受ける場合でも、ある程度の手元の資金は必要です。その際の資産の調達方法として、株やFX(外国為替証拠金取引)などが挙げられます。
株式市場には様々な企業が上場しています。有望な企業もあれば赤字続きの企業もあり、その見極めが何よりも重要と言われています。
景気が良ければ、株の価値は上昇し、高配当が得られるでしょう。しかし、景気が悪くなり、企業の株の価値が下がった場合のリスクも忘れてはいけません。株を上手く活用して億万長者になる人もいますが、世の中そんなに甘くないのも事実。常にリスクがあることを忘れないようにしましょう。
また、FXも同様に、儲けも大きいですが、簡単に損失が膨らんでしまう可能性を含んでいます。

実物不動産の魅力

不動産投資をするときに考えられる投資方法は様々ですが、主なものとしては、実物不動産に投資をする方法とREIT(リート、不動産投資信託)による方法が挙げられます。

実物不動産投資とは、実物の不動産を購入し、賃料によって収益を得る投資です。また、REITとは投資家から集めた資金を使い、プロが投資家に代わって実物不動産に投資することで生まれる利益を、投資家に分配する金融商品のことを指します。
自分でアパート経営をする上では、実物不動産投資をすることになります。それでは実物不動産の最大の魅力はいったい何でしょうか。

それは、「不動産自体に資産価値がある」ということです。

実物不動産は、不動産自体に価値があります。そのため、インフレが起こった場合でも価値がゼロになるということはまずないでしょう。もしもの場合に、売ることもできます。
また、家賃収入が安定すれば、不労所得を得ることも可能です。

アパートで家賃収入する場合のメリット

中古アパートを買って、本当に経営できて家賃収入できるの? と不安になるのは当然のことだと思います。
ではまず、メリットから見てみましょう。

長期的な収入が見込まれる

大家として健全な経営ができれば、毎月安定した家賃収入を長期に渡って得ることができるでしょう。

生命保険の代わりにもなる

金融機関から融資を受ける場合、「団体信用生命保険」に加入することで、万一、住宅ローンの契約者が死亡しまっても、住宅ローンが保険で支払われる仕組みになっています。つまり、保険会社が住宅ローンの残高を支払うことになるので、家族にローンは残りません。

老後の年金がわりになる

経営が安定すれば、アパートの賃料収入は比較的安定していると言われています。定年までにローンを完済するようにしておけば、老後の大きな収益となるでしょう。

アパートで家賃収入する場合のデメリット

安定した経営をするためには、メリットだけではなく、デメリットやリスクも常に把握しておかなくてはいけません。
例えば、空家期間が長引くと賃料が得られないので、ローンの返済ができなくなってしまいます。そして、不景気の影響により賃料滞納者が増え続けた場合、家賃を100%回収できる保証はありません。
さらに、火災保険の加入は必須です。不動産の老朽化も避けては通れない問題であり、修繕費も考えなくてはいけません。
またもし、急遽現金化を望んでも、すぐに売却できるとは限らないのも現実です。買い手が見つかった場合でも、必ず希望する価格で売却できないかもしれません。
ただし、慎重を重ねてアパートを選んだり、工夫次第ではリスクを軽減することができます。

購入にかかる費用(コスト)は?

アパート投資物件を購入するためにかかる費用(コスト)は、どのようなものがあるのでしょうか。主に必要となる費用や経費についてご紹介します。

仲介手数料

仲介手数料とは、不動産の売買・貸借取引を行う際、仲介業者に対して支払う報酬を指します。例えば、売買価格(税込)が400万円を超える部分は売買価格の3%+6万円が仲介手数料となります。

消費税

現在、消費税は8%となっています。これは土地を除く、建物部分の売買価格に対してかかるものです。例えば、2000万円のアパート(土地1000万円)の場合、1000万円×8%=80万円もの消費税がかかります。普段の生活の買い物でも消費税はかかりますが、高い買い物であればあるほど高額になってしまいます。

アパートローン諸費用

不動産購入において、恐らく住宅ローンを利用する方は多いのではないでしょうか。
住宅ローンを組む際にもローンの諸費用は必要となります。一般的には事務手数料、保証会社への保証料などを指します。もちろん、現金で購入される場合は必要ありません。

登録免許税(登記費用等)

土地や建物を購入したときは、所有権保存登記や移転登記などをする必要があります。この登記をする際にかかる税金を登録免許税と言います。
ちなみに、住宅ローンを組んだ場合、金融機関はその住宅を担保として抵当権を設定、登記します。住宅ローンの返済が完了した場合には、忘れずに抵当権の抹消登記を行ってくださいね。

不動産取得税

家屋や土地を購入したり、贈与によって不動産を取得したすべての人(個人、法人を問わない)に課税される税金のことを指します。

まとめ

メリットだけではなく、リスクも少なくないことを念頭に、アパート経営を考えてみてはいかがでしょうか。安定した経営・収入を保つには、簡単ではありませんが、様々なリスクがある分、大きなリターンがあることは間違いありません。
上手な経営・資金運用をするためにも、仕組みをしっかりと理解するようにしましょう。

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