アパートやマンションを購入して投資したい!不動産投資ローンや金利の種類について知っておこう

不動産投資のローンや金利

あなたが不動産ローンで思い浮かべるとしたら、「住宅ローン」ではないでしょうか。マイホームを購入される方の多くは、この「住宅ローン」を利用されるでしょう。
一方で、不動産投資用向けに「不動産投資ローン」というローン商品があるのはご存知でしょうか。これは、賃貸アパートやマンションなどの不動産事業に対して貸し出されるローン商品で、他にも賃貸ビルや賃貸目的で分譲マンションの一室を購入する場合などにも利用ができます。
どちらも不動産を対象としたローン商品ですが、それぞれ目的や審査基準が異なるので、その違いを解説していきたいと思います。

不動産投資ローンとは?

不動産投資ローンとは、不動産投資をはじめる方にマンション、アパートなどの不動産を担保にして、購入資金を金融機関から融資を受けることを言います。

不動産投資ローンって、あまり聞かないけど?

理由としては、バブル崩壊やリーマンショックなどによる不良債権問題で銀行にとっては、かなりのリスクを負ってしまったことが大きな要因と言われています。
そういう要因がある中でも、不動産投資ローンを積極的に行っている金融機関もありますので、お問合せすることをオススメします。

住宅ローンと不動産投資ローンの違いは?

不動産投資ローンにあまりなじみが無いため、住宅ローンと不動産投資ローンとの違いが分からない方もいらっしゃるのではないでしょうか。
ですので、住宅ローンと不動産投資ローンの違いを挙げてみたいと思います。

・審査基準が違う
・審査が厳しい
・金利の設定が違う

では、詳しく解説していきます。

審査基準が違う

不動産投資ローンは、「マンション投資やアパート投資などといった事業」に対する融資になります。事業の採算性や可能性、物件の収益性・資産価値という点が重要視されます。
住宅ローンは、「個人的に住むための物件を購入」に対する融資です。本人の年収など返済能力があるかという点が重要視されます。

審査が厳しい

住宅ローンの場合、サラリーマンや公務員などの収入が安定している方であれば、住宅ローンの返済が滞る可能性は少ないと考えていますので、基本的に住宅ローンを組むことができます。
不動産投資ローンの場合、マンションやアパート経営を継続していくにあたり、事業の採算性や可能性、物件の収益性・資産価値により継続的な返済に不安要素が多いと判断されることがあります。
そのため、本人の年収など返済能力が「個人」となる住宅ローンと比較して、不動産投資ローンは「事業」に対する融資になるため、審査基準が厳しいと言われています。

金利の設定が違う

金融機関によって不動産投資に対する考え方が違いますので、住宅ローン・不動産投資ローンは上記に書いたようなことが理由となるため、不動産投資ローンの方が住宅ローンよりも金利が高めに設定されているのです。

不動産投資ローンを利用するメリットとは?

さて投資用物件を購入する時に不動産投資ローンを利用する理由はなんでしょうか。それは、不動産投資ローンを利用することで、物件を購入する資金が貯まらなくても投資が始められるからです。不動産投資ローンを利用すれば、購入価格の一部について金融機関から融資を受けられるのが一番のメリットです。

不動産投資ローンを利用するデメリットとは?

メリットがあるなら、当然デメリットも存在します。以下の2つが理由です。

・“空室”によってローン返済が厳しくなるリスクがある
・投資用不動産売却時にローンが残ってしまうリスクがある

それぞれについて見ていきましょう。

“空室”によってローン返済が厳しくなるリスク

融資を受けた場合、当然毎月のローンの返済があります。ほとんどの場合、毎月の家賃収入からローンの返済をされるはずです。不動産投資が順調に進めば良いですが、空室により想定していた家賃収入が得られず、自分の貯金などからローン返済をする必要が出てきます。
ですから、空室になりにくい物件を選ぶことが最も重要なことと言えます。空室リスクがあることを前提に回避策を常に考えておきたいものです。

投資用不動産売却時にローンが残ってしまうリスク

次に、投資用不動産売却時にローンが残ってしまうリスクがあります。ずっと所有するつもりでいても、場合によっては急遽物件を売却しなければならないことがあります。この時、売却のタイミングにもよりますが、所有期間が短い場合、物件の売却金額がローンの残額を下回ってしまう可能性があります。ローンの残額を手元の資金で補えるのであればいいのですが、補えない場合、金融機関の抵当権が外せないことから、買い手がいても売れないというリスクが出てきます。
返済もできない、売却もできない状態が続くと、最悪の場合、破産・競売といった債務処理をしなければならない恐れもあるのです。
従って、不動産投資ローン利用前に返済シミュレーションをしっかり行い、“万が一”の時のために手元にある程度の資金を用意しておくことが重要と言えるでしょう。

不動産投資ローンの金利について

不動産投資ローンの金利の種類には、以下の2つがあります。

・変動金利型
・固定金利型

では、それぞれについてみてみましょう。

変動金利型

名前の通りに金利が変動します。通常は年に2回(半年に1回)金利が見直され、返済額は5年に1回見直しがあります。金利の上昇によって返済額が増えた場合、これまでの返済額の1.25倍までと上限が定められています。

固定金利型

ローン返済の全期間を通じて、金利を一定の利率で固定するタイプです。中には1年固定、3年固定、5年固定など固定年数を選ぶことができます。変動金利型のように、返済期間中に金利が見直されることはありませんが、変動金利の場合、返済期間中に金利が上昇することも考えられますので、長期的な返済計画を立てている場合には、固定金利型の方が良いのかもしれません。
両方とも正解はありませんので、メリット・デメリットをご自身で検討して頂き、返済プランに合ったものを選択するようにしましょう。

審査基準のポイント

不動産投資ローンは、金融機関からすれば「事業」に対する投資です。有利な条件で融資を受けるために、以下のポイントをチェックしてみましょう。

自己資金(貯金)が多めにある

融資を受けようとする金融機関に貯金がたくさんあると、審査の際に有利だと言われています。

物件の収益性が高い

マンション・アパート経営で得られる家賃収入から返済していきますので、「物件の収益性」が重要視されます。不動産から得られる利益が高ければ担保として高く評価されます。
ここでいう物件の収益性とは、「表面利回り」ではなく、ランニングコストを差し引いた「実質利回り」のことですので、注意してください。

年収が高い

借入れ金額の目安は、年収の5倍とされています。つまり年収が高ければ借入れができる金額も高くなるというわけです。また、審査する時の年収の基準は、「500万円以上」が一つの目安になっています。

勤務先の規模・雇用形態

金融機関にとって、融資した相手がローンを返済できるかどうかが重要な判断基準となっています。このことから上場企業など経営が安定した企業に勤めていると融資を受けやすいと言えるかもしれません。
雇用形態は、正社員や公務員であることが条件です。非正規雇用ではローンを組むことはできません。安定した収入があることが前提だからです。

よく考えて行動して欲しいこと

金融機関と投資家は、「信頼関係」が重要だと言います。長い付き合いによってお互いの信頼が強固となり、ますます良い関係を築くことができるでしょう。
ですから、信頼を失うことを避けるためにも、今一度考えて行動して欲しいことを、以下に記しました。

安易な借り換えはしない

他の金融機関への借り換えを検討する理由の一つは、「金利」だと思います。融資を受けている金融機関以外からも、借り換えの提案をされることがあるでしょう。
注意してほしいことは、借り換えには一つ大きなリスクがあります。
それは、一度借り換えをしてしまうと融資してくれた金融機関から、今後二度と取り合ってくれなくなってしまう恐れがあるということです。
将来的に付き合いが上手くいきそうにないなどの理由ならともかく、金利面ばかりを気にして、他の金融機関に乗り換えてしまうのは、さまざまなリスクがあることを覚えておいてください。

まとめ

今回は不動産投資ローンについて書きましたが、いかがでしたか?
この記事が、不動産投資ローンを利用しようとする方の参考となり、有利な条件で金融機関を見つけられることが出来たなら、この上なく幸いです。

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