はじめに

2024年都心6区の中古マンション平均価格は1億2千万円前後。6区以外でも床面積70㎡超、築10年程度で南向き、あるいは南東向き、高層階になると、1億5千万円は当たり前となっています。一方、23区内の戸建住宅で人気のエリアは幅広くあります。戸建住宅はマンションとは付加価値が異なりますので、都心6区にこだわる必要がなくなります。どちらかといえば、閑静な住宅街が人気です。今回は当社の主要拠点である世田谷区エリアをモデルケースにしてみます。

不動産価格の最新動向

不動産市場では、特に都心部での高級マンションの価格が右肩上がりを続けており、中でも都心6区では平均価格が1億2千万円前後です。さらに、70㎡の質の良いマンションでは2億円を超えるケースもあり、高層階で新しいマンションの場合、価格は3億、4億、5億円と手の届かない金額になっています。タワーマンション25階、60㎡、南東向き、価格は 1億5千万円と言ったところでしょう。

戸建住宅はどうでしょうか。世田谷区で建築することを前提にします。敷地30坪(坪単位250万円)7500万円、RC住宅(床面積90㎡、約30坪/6,500万円)、諸経費や外構で1,000万円、合計1億5千万円、今回はマンションとの比較なのでコンクリート住宅で比較しています。30坪で6,500万円のRC住宅は分譲マンションと同じような内装仕上げ(一般的なグレードです)。あくまで参考価格です。

どちらにも共通して言えることは、物価高、人手不足、働き方改革法の影響で、マンションも戸建住宅も、建築費が年々上昇中ということです。数々の専門家は「買うなら今です。安くなるのを待つべきではない。」と言っています。不動産業者と建設会社、そして建材を販売する、3つの事業を行う当社としても、価格の上昇は肌で感じています。

さて、高級マンションと戸建住宅、どちらが買いやすいのか。同じ価格でもでも維持費がかなり違います。高級マンションはとにかく、維持費が高いことがわかります。とはいえ、当社がご案内するお客様は、支払い能力があるようで、維持費のことはあまり考えていないようです。

1億5千万円の物件を購入した場合の支出比較

マンションの場合:

• 頭金: 3,000万円（購入価格の20%と仮定）
• 住宅ローン返済額: 年間約550万円（1億2,000万円を35年、年利0.5%で返済する場合）
• 固定資産税: 年間60万円（仮定）
• 修繕積立金: 年間48万円
• 管理費: 年間48万円
• 駐車場代: 年間120万円(1台5万円で2台所有が一般的)

RC戸建住宅の場合:

• 頭金: 3,000万円（土地と建物の総額1億5千万円の20%と仮定）
• 住宅ローン返済額: 年間約550万円（同上）
• 固定資産税: 年間60万円（仮定）
• 修繕積立金: 自己管理のため、年間48万円を自己貯蓄(実際はここまで不要)
• 管理費: 不要
• 駐車場代: 不要（自己所有の土地に駐車スペースあり）

必要年収の計算

ここで、マンションとRC戸建住宅の購入に必要な年収を計算します。計算には、支出を手取り収入の35%以内に収めるという一般的な財務の原則を使用します。

• マンションの年間支出: 826万円
• RC戸建住宅の年間支出: 658万円

これに基づき、住宅関連の支出を手取り収入の25%に収めるためには、以下のような年収が必要となります。

• マンション購入に必要な手取り年収: 約3,304万円(額面年収4,720万円)
• RC戸建住宅購入に必要な手取り年収: 約2,632万円以上(額面年収3,760万円)

まとめ

金利により計算は変わりますし、ライフプランにより住宅ローンを手取りの何%まで支払うか、様々なシミュレーションが必要ですね。マンションも魅力的ですが、土地を持ち、自分の好きな間取りで頑丈なRC住宅を建てることにも大きな価値があります。適切な計画と資金管理により、お客様が求める贅沢でプライベートな空間を実現することは十分可能です。RC戸建住宅は、耐久性、カスタマイズ性、そして長期的な価値に優れ、富裕層の皆様にとって、マンションを超える魅力的な選択肢となるでしょう。ちなみに、最近トレンドの中古を買って新築化する、についても触れたいと思います。マンションを購入するなら、お勧めは築20年〜30年程度の質の良い中古マンションか中古戸建住宅。それを1億2千万で探して3千万円でスケルトンリフォームすることです。結果1億5千万円の物件となりますが、完全オリジナルのあなただけの特別な空間に仕上がります。もちろん、こんなに高価な不動産でなく、3,000万円のマンションや戸建住宅をリノベーションする方法もありますし、新築マンションであれば、郊外であれば3,000万円台がございます。戸建住宅も当社の木造ローコスト住宅UpToMeシリーズならば、建物と土地で4,000万円も夢ではありません。どのような場合でも満足いただける設計プランと建築技術でサポートいたしますので、お声がけください。

Introduction

The average price of used condominiums in the central 6 wards of 2024 is around 120 million yen. Beyond these wards, a condominium with more than 70 square meters of floor space, about 10 years old, facing south or southeast, and located on a higher floor, typically costs around 150 million yen. On the other hand, popular areas for detached houses within the 23 wards vary widely. Detached houses offer different values from condominiums, so there’s no need to focus solely on the central 6 wards. Quiet residential areas are more popular. In this report, we will use the Setagaya ward area, where our main office is located, as a model case.

Latest Trends in Real Estate Prices

In the real estate market, especially in the city center, the price of luxury condominiums has been rising. In the central 6 wards, the average price is around 120 million yen. Furthermore, for a high-quality condominium with 70 square meters, the price can exceed 200 million yen, and for newer high-rise condominiums, prices reach 300, 400, or even 500 million yen. For example, a 25th-floor tower condominium, 60 square meters, southeast-facing, is priced at about 150 million yen.

How about detached houses? Let’s assume building in the Setagaya ward. With a land area of 30 tsubo (about 99 square meters, costing 7.5 million yen at 250,000 yen per tsubo), an RC (reinforced concrete) house of 90 square meters (about 30 tsubo/65 million yen), and additional costs for miscellaneous expenses and exterior work at 10 million yen, the total comes to 150 million yen. This comparison uses a concrete house to compare with condominiums. A 30 tsubo RC house costing 65 million yen would have an interior finish similar to that of a condominium (at a generally average grade). Please consider this as a reference price.

What both types of properties have in common is that due to inflation, labor shortages, and the impact of labor reform laws, the construction costs for both condominiums and detached houses are rising each year. Many experts say, “If you’re going to buy, now is the time. Waiting for prices to drop is not advisable.” As a company engaged in real estate, construction, and building materials sales, we also feel the price increases firsthand.

Now, which is easier to write about, luxury condominiums or detached houses? Even at the same price, the maintenance costs are quite different. It’s clear that luxury condominiums have high maintenance costs. However, when talking to customers we guide, it seems they don’t think much about it as long as they can afford it.

Comparison of Expenses for Purchasing a 150 Million Yen Property

In the case of a condominium:

• Down payment: 30 million yen (assuming 20% of the purchase price)
• Mortgage repayment amount: approximately 5.5 million yen annually (repaying 120 million yen over 35 years at an annual interest rate of 0.5%)
• Property tax: approximately 600,000 yen annually (assumption)
• Repair reserve fund: 480,000 yen annually
• Management fee: 480,000 yen annually
• Parking fee: 1.2 million yen annually (assuming two cars at 50,000 yen per car)

In the case of an RC detached house:

• Down payment: 30 million yen (assuming 20% of the total price for land and building)
• Mortgage repayment amount: approximately 5.5 million yen annually (same as above)
• Property tax: approximately 600,000 yen annually (assumption)
• Repair reserve fund: self-managed, so saving 480,000 yen annually (not necessarily needed to this extent)
• Management fee: not required
• Parking fee: not required (parking space available on own land)

Calculation of Required Annual Income

Here, we calculate the necessary annual income for purchasing a condominium and an RC detached house. The calculation uses the general financial principle of keeping expenses within 35% of net income.

• Annual expenses for a condominium: 8.26 million yen
• Annual expenses for an RC detached house: 6.58 million yen

Based on this, the necessary annual net income to keep housing-related expenses within 25% of net income is as follows:

• Net annual income required for purchasing a condominium: approximately 33.04 million yen (gross annual income of 47.2 million yen)
• Net annual income required for purchasing an RC detached house: more than 26.32 million yen (gross annual income of 37.6 million yen)

Conclusion

Interest rates can change the calculations, and various simulations are necessary depending on one’s life plan and how much of their take-home pay they’re willing to allocate towards a mortgage. Condominiums have their appeal, but owning land and building a durable RC house to your preferred layout also holds great value. With proper planning and financial management, achieving a luxurious and private space that meets client desires is entirely possible. RC detached houses offer durability, customization, and long-term value, making them an attractive option for affluent clients, possibly even surpassing condominiums in appeal.

Regarding the recent trend of purchasing used properties and renovating them to be like new, it is recommended to look for high-quality used condominiums or houses around 20 to 30 years old. You can find them for around 120 million yen and then spend 30 million yen on a complete skeleton renovation. The result is a 150 million yen property that is uniquely yours, a special space tailored to you. Of course, there are also options for renovating a 30 million yen condominium or house, and if looking for a new condominium, suburban options are available around the 30 million yen range. As for detached houses, our wooden low-cost housing series “UpToMe” can achieve a combination of house and land for 40 million yen, a dream not beyond reach. In any case, we are ready to support you with satisfactory design plans and construction techniques, so please feel free to reach out.

Conclusion

In Funabashi City, it is possible to secure large residential land and maximize the benefits of single-story housing. Convenience, ease of living, and a sense of security. All of these can be combined into the ideal single-story living, which can be realized in Funabashi City. Now might be the perfect opportunity to think about your ideal home and start a new life. Leave your single-story new construction in Funabashi City to us.