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。

30 件のコメント

  • I simply wanted to thank you so much once more. I do not know what I would’ve sorted out without these strategies revealed by you over that subject. It was an absolute horrifying matter in my position, nevertheless spending time with this specialized style you resolved the issue took me to leap with happiness. I will be happy for your service and then sincerely hope you realize what an amazing job you have been providing teaching some other people using your web site. Most likely you haven’t got to know any of us.

  • I am just writing to make you understand what a outstanding experience my wife’s girl obtained using your webblog. She noticed so many pieces, which included what it is like to possess an excellent helping spirit to let other people with no trouble learn specific specialized things. You truly surpassed readers’ expected results. Thank you for providing these priceless, trusted, informative as well as fun tips about this topic to Lizeth.

  • I am also writing to make you know what a impressive encounter my friend’s girl gained reading through your web page. She learned plenty of pieces, which include what it’s like to possess an amazing helping mood to let most people smoothly know several impossible subject matter. You truly exceeded our own expectations. Thank you for offering these necessary, safe, explanatory and even fun tips about this topic to Julie.

  • I precisely had to say thanks all over again. I’m not certain the things I could possibly have created in the absence of the actual creative ideas discussed by you concerning such concern. It absolutely was a real depressing concern for me personally, but considering a new professional fashion you handled it forced me to cry for delight. I’m grateful for the assistance and as well , expect you comprehend what a powerful job that you are carrying out educating men and women by way of a web site. I am certain you’ve never come across all of us.

  • I’m just commenting to let you be aware of of the fabulous discovery my cousin’s daughter experienced going through your site. She even learned lots of issues, most notably how it is like to have a very effective giving mindset to have many others just gain knowledge of chosen grueling matters. You really did more than our desires. Many thanks for distributing the important, healthy, educational and as well as easy thoughts on the topic to Gloria.

  • I simply wished to thank you very much yet again. I do not know what I would have undertaken without those tips shown by you relating to this theme. Previously it was the terrifying setting in my view, nevertheless understanding your well-written technique you treated the issue took me to weep with joy. Now i’m thankful for your support as well as trust you recognize what an amazing job you were undertaking training the others via your website. Most probably you haven’t met any of us.

  • I am glad for writing to make you know what a magnificent encounter my wife’s girl had studying your web site. She mastered several pieces, which include what it’s like to possess an awesome helping nature to let other individuals very easily know precisely some multifaceted subject matter. You truly exceeded people’s expectations. Thank you for presenting these powerful, trusted, informative and in addition fun tips about this topic to Kate.

  • I simply needed to thank you so much once again. I am not sure the things that I would’ve implemented without the type of recommendations provided by you on such a question. It previously was a very frightful dilemma in my opinion, however , noticing the very specialised mode you processed that made me to leap over gladness. I am just happy for this information and in addition hope that you know what a great job you are always getting into teaching people thru your web blog. More than likely you have never got to know any of us.

  • I simply needed to thank you so much once again. I am not sure the things that I would’ve implemented without the type of recommendations provided by you on such a question. It previously was a very frightful dilemma in my opinion, however , noticing the very specialised mode you processed that made me to leap over gladness. I am just happy for this information and in addition hope that you know what a great job you are always getting into teaching people thru your web blog. More than likely you have never got to know any of us.

  • I precisely needed to appreciate you once again. I am not sure the things that I might have handled in the absence of the entire points provided by you on such a problem. It has been a very frightful dilemma in my circumstances, however , noticing the skilled mode you processed that made me to jump over fulfillment. I am happier for this help and in addition hope that you know what a great job you are always getting into instructing others through the use of your web blog. I know that you have never encountered all of us.

  • My wife and i were very thankful when Raymond managed to round up his web research with the precious recommendations he was given while using the weblog. It is now and again perplexing to simply possibly be releasing tips and hints which usually the others might have been trying to sell. We really take into account we now have you to thank for this. Those illustrations you made, the straightforward website navigation, the relationships your site make it possible to promote – it is mostly unbelievable, and it is making our son in addition to us understand this topic is thrilling, which is certainly very vital. Thanks for the whole thing!

  • My spouse and i got really joyous that Jordan managed to do his reports through your precious recommendations he had through the web pages. It is now and again perplexing to just find yourself handing out secrets and techniques which people may have been selling. So we keep in mind we have got the writer to give thanks to for that. The most important illustrations you have made, the simple web site navigation, the relationships you will help to foster – it’s got many overwhelming, and it’s really leading our son in addition to the family know that the situation is exciting, which is rather mandatory. Thank you for everything!

  • I am just writing to make you understand what a perfect experience my wife’s princess obtained using your webblog. She noticed some things, which included what it is like to possess an excellent teaching spirit to make others with no trouble learn about specific specialized things. You undoubtedly surpassed readers’ expected results. Thanks for providing those productive, trusted, informative as well as unique tips on your topic to Mary.

  • I simply needed to thank you so much once again. I am not sure the things that I would’ve implemented without the type of recommendations provided by you on such a question. It previously was a very frustrating dilemma in my opinion, however , observing the very specialised mode you processed that made me to leap over gladness. I am just happy for this information and in addition hope that you know what a great job you are always getting into teaching people thru your web blog. More than likely you have never got to know any of us.

  • My spouse and i got quite happy that John could deal with his preliminary research through the ideas he grabbed out of your web page. It’s not at all simplistic to just continually be giving out methods that many others have been selling. And we also fully understand we have got the website owner to be grateful to for that. The main explanations you have made, the simple site menu, the friendships you can help foster – it’s got many impressive, and it’s really helping our son and the family imagine that the matter is excellent, and that is pretty indispensable. Thank you for everything!

  • I’m also commenting to let you be aware of of the excellent discovery my cousin’s child enjoyed checking your blog. She discovered a wide variety of details, most notably how it is like to have a marvelous coaching heart to get many more easily fully understand certain complicated matters. You actually did more than my desires. I appreciate you for delivering such great, healthy, educational and also cool guidance on that topic to Evelyn.

  • I happen to be writing to make you understand what a useful experience our princess went through visiting yuor web blog. She realized too many things, with the inclusion of what it is like to possess an incredible teaching style to make the rest without problems understand various very confusing topics. You undoubtedly surpassed visitors’ expected results. Thanks for supplying those warm and helpful, trustworthy, revealing not to mention unique tips on your topic to Tanya.

  • My spouse and i have been really joyous that Jordan managed to do his reports through your precious recommendations he had through the web pages. It is now and again perplexing to just find yourself handing out secrets and techniques which people today may have been selling. So we keep in mind we need the writer to give thanks to for that. The most important illustrations you have made, the simple web site navigation, the relationships you will help to instill – it’s got most overwhelming, and it’s really leading our son in addition to the family reason why the situation is exciting, which is rather mandatory. Thank you for the whole lot!

  • My spouse and i have been really lucky that Louis managed to finish off his research through your precious recommendations he made through your web pages. It is now and again perplexing to just find yourself handing out steps which people today may have been selling. Therefore we know we need the writer to give thanks to for that. The specific illustrations you have made, the simple web site navigation, the relationships you will help to instill – it’s got most powerful, and it’s really leading our son in addition to the family reason why the subject is fun, which is really pressing. Thank you for the whole lot!

  • I simply needed to thank you so much once again. I am not sure the things that I would’ve implemented without the type of recommendations provided by you on such a question. It previously was a very frightful dilemma in my opinion, however , noticing the very specialised mode you processed that made me to leap over gladness. I am just happy for this information and in addition hope that you know what a great job you are always getting into teaching people thru your web blog. More than likely you have never got to know any of us.

  • I’m commenting to let you be aware of of the amazing discovery my child developed browsing the blog. She came to find a good number of details, including how it is like to have a great coaching character to get a number of people clearly completely grasp a number of advanced issues. You actually did more than her desires. I appreciate you for churning out such beneficial, dependable, edifying and cool guidance on that topic to Emily.

  • I am glad for writing to make you know what a nice encounter my wife’s girl had studying your web site. She mastered several pieces, which include what it’s like to possess an awesome helping nature to let other individuals very easily know precisely some problematic subject matter. You truly exceeded people’s expectations. Thank you for presenting these practical, trusted, informative and in addition fun tips about this topic to Kate.

  • My husband and i felt now excited Emmanuel could conclude his investigation from your ideas he gained in your site. It’s not at all simplistic just to choose to be giving for free ideas that most people have been making money from. And we all do understand we have the website owner to be grateful to because of that. The explanations you’ve made, the easy site menu, the friendships you can give support to engender – it’s everything extraordinary, and it’s facilitating our son and our family feel that that idea is enjoyable, and that is highly important. Many thanks for all the pieces!

  • My spouse and i got really joyous that Jordan managed to do his reports through the entire precious recommendations he had through the web pages. It is now and again perplexing to just find yourself handing out secrets which people may have been selling. So we keep in mind we have got the writer to give thanks to for that. The most important illustrations you have made, the simple web site navigation, the relationships you will help to foster – it’s got many overwhelming, and it’s really leading our son in addition to the family know that the situation is exciting, which is rather mandatory. Thank you for everything!

  • Thanks for the suggestions about credit repair on this particular web-site. The things i would offer as advice to people is usually to give up this mentality that they buy at this point and fork out later. As being a society most of us tend to make this happen for many factors. This includes trips, furniture, in addition to items we’d like. However, it is advisable to separate one’s wants from the needs. As long as you’re working to raise your credit ranking score you really have to make some trade-offs. For example you may shop online to economize or you can check out second hand outlets instead of high priced department stores intended for clothing.

  • コメントを残す

    メールアドレスが公開されることはありません。

    CAPTCHA