住宅ローンの頭金は2割ってホント?

結論からいいますと、頭金ゼロでもOKなケースもあれば、50%くらい用意しなければならないケースもあるのです。全ては千差万別。

頭金2割は意外と妥当

「頭金は2割が目安」という定説にさしたる根拠はありませんが意外と妥当です。
これは以前、物件価格の8割までなら比較的簡単に住宅ローンを借りることができた、つまり頭金を2割用意しないと住宅を買うことができなかったためです。

「頭金を2割用意すればマイホームを買うことができる」といわれていたものが、いつの間にか目安に転じたのだと思われます。

住宅ローン商品は発展している

現在では、条件によって物件価格の100%を融資してくれる住宅ローンもあるほか、諸費用まで借りることもできます。
中古住宅の場合、つい最近までリフォーム費用は自己資金で用意するか、別途でローンを組むしかなかったのですが、住宅ローンと一般化できる商品も増えてきました。さらには、自宅を売って住み替えをするときに損失が出るケースで、売却損をした分を物件価格に上乗せして貸してくれるローンもあります。

担保割れを防ぐための頭金2割

しかし、「頭金2割」というこの目安、あながち間違っているともいえません。

たとえば新築住宅は買ったときが最も高く、人が住んで中古住宅になった瞬間に建物の価値が15~20%も下がります。さらに10年で半値、25年程度で限りなくゼロに近づくというのが一般的な姿です。
このような状況で、なんらかの事情で売ることになったとき、頭金2割程度用意しておけば、担保割れしなくて済む可能性が高いのです。

担保割れとは、住宅の資産価値を住宅ローンの残高が上回ってしまうことです。

たとえば、4000万円の新築を100%、住宅ローンを組んでいた人が10年後に売却しようとすると、その時点での残高は3270万円(期間30年間、金利2.5%の場合)。

このケースでは差額の270万円に加え、売却費用の約100万円、合計370万円を別途で用意しないと売ることができないのです。

このとき頭金を2割の400万程度入れておけば、担保割れすることはありません。
あらかじめ2割程度の頭金を用意しておくのは、万一の時に対応できる可能性が高いのです。

必要な「頭金」は物件によって異なる

もっとも、価値が落ちない、落ちづらい住宅を選べばその限りではありませんし、逆にどんどん価値が落ちる住宅を選んでしまったら、もっと頭金が必要になります。極端にいえば、頭金ゼロでもOKなケースもあれば、50%くらい用意しなければならないケースもあるのです。

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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