一棟物件選びのポイント

一棟物件の建物の状態については、物件ごとの個別性が高く、建築当時の施工状況も分からない場合が多いため、その信頼性については慎重に考えるべきでしょう。

基本的に昭和56年の改正建築基準法で定められた新耐震基準を満たさない物件は避けたほうが無難と弊社ではお客様に説明しています。耐震性能のみならず、劣化部位が内包されている場合も多いでしょうし、融資条件にも影響が出てきます。特に弊社では、新耐震基準以降の物件でも、建築関係の図面ならびに物件状況についてお客様と一緒に詳細まで確認しています。

一棟物件には、木造、鉄骨造、鉄筋コンクリート造などがあります。参考記事
木造、鉄骨造の物件は取得費も日kぅ区、スクラップアンドビルドがしやすい、また耐用年数が短いため償却率が大きくなるというメリットがあります。一方、融資の評価額が出ない、収益力が低いというデメリットもあります。
なお一棟物件の価格形成においては、その時点での金融情勢に大きく左右されます。ある意味で価格を決めるのは金融機関であるといえるかもしれません。

賃料利回りがよくても、(参考記事)融資額が低くなってしまう物件は多額の自己資金が必要となり、買い手が限定されてしまうため、結果として価格を調整しなくてはならなくなります。

収益性とハードの信頼が高いRC造

投資対象として、まず始めに検討すべき一棟物件は、構造的な強度が高く、収益性も伴った鉄筋コンクリート造がよいと弊社では考えております。(一概には断言できませんが)
取得時の融資評価も高くなります。タイル貼りでエントランスのふぁさーどもしっかりしている物件が資産価値としてもやはり高いでしょう。

029314鉄筋コンクリート造の建物のチェックポイントとして一般的なところを挙げるとすると、タイルの浮き、割れ、剥がれが目立つ物件や、外壁の表層部に赤茶色いシミが見られるような物件は特に注意が必要です。
コンクリート内部になんらかの変化が起きていると疑ったほうがいいでしょう。
ちなみにコンクリート打ちっぱなし仕上げの物件はデザイン性が高く、一定の人気がありますが、防水施工やメンテナンス状態がよくないと、クラックから雨水等の浸透につながあり、建物内部の劣化を引き起こす場合があります。さらに外見上は強固な造りでも、いわゆる「ジャブコン」という手法で施工されている場合もありますので、注意が必要です。
防水では、屋上防水の状態についても注意が必要です。
防水の施工にはアスファルトやモルタルなどの施工がありますが、屋上に上がって見たときに雑草が生えているようであれば更新工事について検討するサインと見たほうがいいでしょう。

設備状況についてはどうでしょうか。

まず住戸内に入らなくても給湯器の更新状況が分かります。一斉に取り換え工事が発生するようですと収支への影響も大きくなりますので、押さえておくべきポイントです。
外階段や駐輪場の屋根など鉄部がむきだしの部分が多い物件も将来の工事負担がかさむ要因となります。

また、資産価値の観点からは土地評価も非常に重要です。
評価額もさることながら、道路付の状態は物件の顔になりますので、リーシングのしやすさ、転売のしやすさにも影響が出てきます。

接道や地型、土地特性を十分にチェック

一棟物件の土地の価値は、いかに有効活用できるかによりますから、最適な用途、大きさ、計上の建物を建築できるかという点は大きなポイントとなります。
接面する道路が狭いと建てられる建物の大きさが変わってきますし(用途地域によっても変わります<参考記事>)、南北に奥行がない地形などでは斜線制限などにより、建物の高さに制限を受けます。

仮に建築可能面積を上回る大きい建物が建っているようであれば、既存不適格物件ということになり、融資や再建築時に甚大な影響を受けることとなります。
万一、接道要件を満たさない土地であったりすると再建築不可となり、その不動産の価値を大きく毀損することとなります。

たまに再建築不可の物件に特化して投資額を抑え、リノベーションを重ねることで投資効率を上げるタイプの不動産投資がありますが、これは専門家以外の方にはあまりおすすめできません。
(⇒そのような不動産投資を検討する場合は、弊社にご相談ください)
一方、現状の土地に比して、増築余地を残しているような物件であれば、余剰容積についての活用が可能になるため、ポテンシャルがある物件といえるでしょう。

また、こみいったエリアにある物件は、避難経路んお確保や緊急車両が入ってきやすいかということにも考慮が必要です。一棟物件の経営では、テナントの生命と財産を守れているかという見地でも考えておかねばならないからです。

ご相談は無料です。

マンション、土地、一戸建の居住用不動産のほか、投資用不動産や、事業用不動産もお任せください。また、権利関係の難しい借地権や底地権などの不動産についてもお気軽にご相談ください。

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