不動産投資信託(REIT)とは?

不動産投資信託とは

リートは不動産への投資・運用等を行います。同じ不動産への投資でも、不動産に直接投資したり、不動産会社の株を買ったりする方法があります。
それらと比較してリートの魅力はどんなところにあるのかを見てみましょう!

リート(REIT)って何?

REITとは不動産投資信託のことで、Real Estate Investment Trust の略です。多くの投資家から集めた資金で多数の不動産を所有し、そこから得られる賃料収入を投資家に分配する投資信託です。
日本のリートはJAPANの頭文字のJをつけてJリートと呼ばれています。
配当については、いずれも賃料収入が中心です。不動産株への投資だと、不動産の仲介手数料も配当になったりします。この二つの投資で一番の違いが、税金なのです。
不動産株とJリートでは、法人税の扱いが異なり、これがリートの分配金利回りが比較的高い理由です。不動産への直接投資だと、保有している時には固定資産税がかかったり売却益には所得税もかかります。
不動産への直接投資は意外と高額になる場合もありますが、しかしリートなら、銘柄にもよるでしょうが、数万円から投資できるものがあります。不動産投資に興味があり、とりあえずお試し感覚で始めたい方にとってリートは、素晴らしい商品だと思います。

リート(REIT)投資の魅力は何?

リートは投資の入門者や初心者に最も適した投資方法と言えますので、リートの特徴をよく理解していきましょう。

少額で初められる投資方法

実物の不動産に投資するためには、多額の資金が必要になります。個人で不動産投資を検討しようとしても、多額の資金が必要なので難しいものがあります。しかしリートの場合は、複数の投資家から少額を集めて投資する不動産投資信託であれば、1万円台からでも始めることができるので初心者には持ってこいなのです。

分散投資

実物の不動産投資を行う場合には、投資金額が多額になるため、分散を行うことは困難です。また不動産1棟だけ購入しても、空室が発生した場合、収益を生まないだけでなく管理費等の経費が掛かるため、収益はマイナスとなります。
一方、REITは複数の不動産に投資しているため、テナント数が多く、実物不動産への投資と比較すると格段にリスクが分散されています。また投資法人によっては、投資対象資産の用途や地域が多岐にわたります。
従ってREIT投資は、少額での投資でも用途・テナント・地域の分散が可能です。

換金性が高い

実物の不動産は売りたいときに必ずしもすぐ売ることができるとは限りません。また売却する際には不動産仲介会社を選び、売却金額を自分で判断し、様々な書類を揃えるといった手間の掛かる作業が必要となります。
一方、REITは証券市場に上場しています。そのため、投資口を市場価格で取引できて売買の手間が掛かりません。

プロの運用、透明性が高い

実物の不動産投資には、テナントや建物管理など素人には煩わしい面倒な業務がたくさんあります。また投資する不動産の選定等、長期的な収益分析が必要となります。
一方、REITは不動産の売買や運営を経験豊富なプロが行ってい、また運用不動産の稼働状況や収支状況を定期的に開示していますので、投資家は投資法人が運用する不動産の状況を知ることができます。

インフレに強い

一般的に、インフレ時には不動産の資産価値や不動産賃料はインフレにスライドしていく傾向にあります。不動産の賃料上昇は分配金の増加要因になりますし、資産価格の増加は売却した場合の売却益を増加させることになります。従って、REITはインフレヘッジとして有利な金融商品と言えます。 但し、銘柄によって投資対象とする用途や物件売却方針が異なるため、賃料の上昇及び下落の度合いは異なります。

リートのリスクとは?

リートはリターンとリスクがある商品ですので、しっかりとリスクを把握しましょう。

元本は保証されていない

元本が保証されているわけではありません。証券市場に上場されているので、不動産市況や業績によっては常に価格は変動します。
元本割れ(投資した金額より価値が下がること)してしまうこともありますので、価格変動のある商品だと理解しておきましょう。

分配金も保証されていない

賃料収入は景気の悪化などによって、賃料を下げざるを得ない、テナントの退去、賃料の延滞等が考えられますので、分配金が減少したり支払われない可能性があります。
リートは分配金が保証された商品ではないことは頭に置いておいてください。

法制度の変更リスクもある

法制度の変更により規制が掛かった場合、元本の価値が変動する可能性があります。

倒産リスクもある

投資法人が破たんしてしまうと、投資していた資金もすべて無駄になってしまいます。

リートの種類はいくつ?

リートの種類は大きく3つあります。

・特定の不動産物件にのみ投資している特化型
・複数の用途の不動産に投資をする複合型
・どの不動産に投資するのかを限定しないで、分散投資する総合型

に分ける事ができます。
特化型、複合型、総合型、それぞれにメリットがあるので投資方針に合わせて、選択する事が大切です。

特化型

特化タイプは分散投資ではないので、複合型や総合型に比べると値動きが大きくなります。業界の動向が悪い時は値を下げていく事もあるので注意が必要です。

複合型

オフィスビルと住居、商業施設のように2種類の不動産を組み合わせて運用するタイプです。
1つの用途が不調でも他の用途が補ってくれる可能性があります。

総合型

複数タイプのさまざまな不動産に投資をするスタイル。安全性が高いように見えますが、組合せがマイナスになる場合もあります。

リートを売買するには?

リートの具体的な売買方法を、紹介していきます。

売買場所

各証券取引所で取引されています。全国の証券会社を通して売買することができます。ちなみにインターネット口座が開設されている証券会社であれば、ネット取引も出来るのでオススメです。

売買方法

基本的には株式と同じです。証券会社に注文を出せば簡単に売買できます。現在上場しているリートの売買単位は、すべて1口なのでわかりやすいと思います。税制などについても基本的には株式と同じです。

分配金の受領

決算から3ヶ月以内に、投資口数に応じて保有する投資家へ支払われます。

今後のリート市場の見通しは?

リートの将来の見通しも少し見ていこうと思います。
リートは1960年にアメリカで世界初のリート市場が誕生しました。現在ではフランス、イギリス、カナダ、シンガポール、香港などにもリート市場があります。
Jリートはまだ歴史は浅いですが、多くの投資家たちが集まっています。アメリカではオフィスや商業施設を中心とし投資されていますが、Jリートは、住居系を含む様々な種類の不動産に投資されているのです。Jリートはオリンピック需要の影響も受けて、他の投資商品と比べてみても、今後さらなる成長が期待されます。

まとめ

株より安定した高利回りを狙えるJリート。今後もますますJリート市場から目が離せないでしょう。
経済政策やオリンピック需要など、これからも不動産業界への投資要素は見逃せないのではないでしょうか。魅力を感じた方は、ぜひリートの個別銘柄をチェックしてみてください。
不動産投資に多くの方が興味を持って頂くことを前提に、とりあえずお試し感覚でJリートから始めてみましょう。

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