利回り試算の前に?不動産投資リスクを適切に判断していますか!

不動産のリスク

■利回り試算の前に?不動産投資リスクを適切に判断していますか!

 

どのような投資にも入口と出口があります。入口で融資や手元資金により対象となるモノを購入し、出口で転売処分し、売却した時点で投資が終了し、保有期間収益を含め、結果としての損益が確定します。

収益物件としてのマンションやアパート等、動産ではない『不』動産の投資に伴う特有のリスクを解説しますので、本稿が、『利回り○○%!』という数字に隠れた部分を判断する一助になれたら幸いです。

 

■不動産リスク(リアルエステート・リスク)

不動産リスクには大別して、税法を含めた法制度全般に係る法的リスクと、物理的要因に起因する物理的リスクがあります。

 

  1. 法的リスク
    • 借地借家リスク

賃貸経営では、投資家は大家さんとして入居者との法的関係性が発生しますが、借地借家法という法制度に、借地人、借家人の保護が組み込まれていますので、賃貸事業を行う側はこれに配慮しなければなりません。

また、賃料増額請求権の行使等の可能性などにより、賃料は安定性を確保しているとは言えません。

  • 法規制リスク

都市計画法や建築基準法など公法上の規制ですが、将来の法改正のほか、いわゆる既存不適格建築物のように建築時には適法であったのに、大規模災害などが起因となるようなケースで、建築基準の改正に伴い不適格となることもあります。

  • 税制リスク

不動産取得税や登録免許税等の権利移転に伴う税負担、固定資産税、都市計画税等の不動産保有に伴う税負担、および社会情勢の変化や政策上の観点から、各種の租税特別措置について見直し・変更が実施され、対象不動産の経費や利益=収益性に影響が及ぶことも考えられます。

 

  1. 物理的リスク
    • 立地地域リスク

例えば、立地地域に所在する工場からの排煙からダイオキシンが検出されたケースなど、不動産はその立地する地域特性の変動により影響を受けることがあります。

  • 地盤・地質リスク

近年、特に注目されるようになってきたリスクであり、土壌汚染等に係る環境レポートによる調査結果が開示されていますが、地震災害に直結する活断層が新たに発見されること等もしばしばで、都市・郊外・都心・地方を問わず、各行政が発表しているデータにてリスクの多寡を判定することになります。

  • 建物リスク

災害等による建物破損のリスク、経年劣化による修繕・改修コストの負担増リスク、アスベスト、PCB、その他人体に悪影響を及ぼす物質が使用されているリスクなどがあります。

これらについては、建物診断調査や環境調査によって情報開示されるのが通例でありますが、中古物件の購入には知識・経験が不可欠なのは勿論ですが、これらは宅建業者等のプロでも容易ではないため、近年では、それらリスク調査を行うデューデリエンス業者の報告を考え方や指標とすることも普及してきました。

■まとめ

不動産の投資指標となる利回りを数値上で検討することも大切ですが、朝昼夜と当該物件を確認し、上記のようなリスクについて考え、利回りの裏付けに整合性があるか、特に表面利回りではなくNET利回りを重視することが、不動産投資成功の鍵となります。

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