変動金利の5年特約は安心材料にならない

金利が上昇し始めると、いよいよアレが動き出します。住宅ローン変動金利の激変緩和措置との異名をもつ「5年特約」です。
金融機関では、金利の上昇リスクを最小限に抑える便利ツールのように語られますが、はたしてその実態は?

返済額の「中身」は変わっている

変動金利タイプの住宅ローンは、金融情勢に合わせて半年ごとに金利が見直されます。金融機関の窓口で、あなたがそのリスクについて尋ねたり、不安そうな様子を見せたりすると、担当者は「5年特約があるのでご心配なく」という説明を始めるかもしれません。5年特約とは、変動金利タイプの住宅ローンを借りたあとに、変動金利が上昇しても、5年間は毎月の返済額を当初のまま据え置いてくれるという約束事です。だからといって「ああ、それならよかった」と胸をなでおろすのはちょっとお待ちを。

確かに、毎月の返済額が変わらないのは一つの安心材料ですが、その間に実は水面下で大きな変化が起こっています。

そもそも住宅ローンの毎月の返済額は、「元金+利息」という内訳で構成されています。金利が上昇すれば、この「元金+利息」という返済額も全体として上がるはずですが、5年特約ではその額を5年間一定にしてくれます。その代り、「元金+利息」のなかの「利息」の割合が増やされます。

「利息の割合を増やす」とは、どういうことでしょうか?

毎月の返済しているお金が住宅ローンの元金なのか利息なのかというのは、とても大きな違いです。返済するお金のうち、元金の割合が多ければ元金の減るスピードが早く負担は少なくなりますが、利息の割合が多ければ元金返済が進まず利息負担が重くなります。元金が返済できなければ、その分さらに支払わなければならない利息が増えていくからです。

こうしてトータルで見ると、住宅ローンの5年特約は総返済額が大幅にアップする可能性のある制度だということが分かります。

上限25%アップは多いか少ないか

住宅ローン5年特約の5年間が終わったら、その後はどうなるのか?

6年目に金利の変動に合わせて返済額が見直されます。それからの5年間はその返済額で据え置かれ、その後の11年目にまた返済額が見直されます。さらにそれからの5年間はその返済額で据え置かれて、、、この繰り返しです。

「返済額の見直し」と聞くと、どれくらい金額が上がるのか気になりますが、これはあらかじめ上限が決まっています。返済額の25%アップで打ち止めです。

「増えても25%までか」と安心してはいけません。

25%とは1.25倍。毎月の返済額が10万円なら12万5000円です。月々2万5000円の支出増ですから、年間で30万円の出費に。しかもそれが5年間続きます。すると150万円の出費増です。

果たしてこの重みに、あなたは耐えられるでしょうか。

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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