
昨年10月頃に建築看板が設置され、「やっぱりマンションか・・・」と思った方も多いのではないでしょうか。
私も思いました。
気になるのは分譲価格。H30.1.6現在、HPでは分譲価格はもちろん、設備・仕様なども掲載されておりません。
そんな状況ではありますが、周辺の中古マンション相場からクリオ横濱本牧の分譲価格を予想してみたいと思います。
いきなりですが、予想はズバリ、坪@220万円程度になると思います。
建築概要
写真は現地のお知らせ看板です。
敷地面積 | 1,569.37㎡ |
延床面積 | 5,683.90㎡ |
階数 | 地上7階建 |
住戸数 | 66戸 |
完成予定年月日 | 平成31年4月下旬 |
近隣マンションではリーベスト本牧、サンクレイドル本牧、イクシア本牧ユニーブルなど、本牧通りに面する7階建マンションがありますが、これらのマンションより規模が大きいです。
周辺相場
本牧地域ではDINKs、シニア向けのコンパクトサイズマンションとファミリー向けマンションが混在しています。
サイズが小さければ坪単価は高く、広ければ安くなります。
概ね、コンパクトサイズは2,000万台、ファミリー向けは4,000万台が売り筋の価格帯となっています。
中古マンション価格は駅からの距離に強く影響されることが一般常識となっています。
本牧エリアはJR山手駅、みなとみらい線 元町・中華街駅が最寄り駅になりますが、徒歩15〜20分と立地としてはかなり厳しいエリアであると思われます。
都内では、これだけ駅から離れてしまうとコンパクトサイズのマンションは相当厳しいです。
想定しているターゲットがDINKsであれば、購入目的が資産形成の一部としているためです。
ローン金利が低く、税制のメリットもあるためとりあえず自分たちが住んで、「将来は賃貸として貸せる・売りたい時にスパッと売れる」ことが物件の決め手になります。
やはり、駅近という立地は最大の強みになります。
しかし、本牧エリアは特殊ですね。これだけ駅から離れていても根強い人気があります。
本牧エリタのコンパクトマンションはDINKsよりもシニア層を中心に住み替えのニーズを吸い上げていることが売れてる要因だと思います。
本牧通りから離れたエリアは山・坂で道が狭く不便です。戸建てメンテナンスの手間、建物の老朽化を考えると、本牧通りのマンション購入に気持ちが傾くのもうなずけます
今後、どんどん高齢化社会が進む中、本牧エリアのマンションはシニア住み替え層の買い替え需要があると言えそうです。
パークシティ本牧
本牧エリアを代表する三井不動産分譲の大規模マンションです。
築30年経ちますが周辺マンションと比べても単なる中古マンションとは言えないヴィンテージマンションと言えます。
価格についてもここ2〜3年で大きく上がっています。
坪110〜130万が相場でしたが、直近の売出物件は坪200万の物件も出てきてます(不動産業者のリノベーション物件ですが)。
今では2,000万台の売物件はなかなかお目にかかれません。70〜80㎡で4,000万前後ですので、山手駅周辺の築浅物件が買える価格です。
それだけ、パークシティ本牧のブランド価値が高いと言えますね。
横濱山手テラス
住所は中区池袋、平成24年築、ファミリータイプのマンションです。
分譲時の広告では、「間門ホテル跡地」をアピールしていた記憶があります。
間門ホテルは1903年に建った在留外国人向けリゾートホテルだそうです。
ところで、不動産業界の販売手法として、○○跡地というアピールがあります。
由緒ある場所に建った建物なので、なんだか特別感が出ますよね。土地と建物は全く別物なのに・・・
その他、私の記憶にあるのはハイコート山手パレの「デンマーク王国の知事公邸跡地」というアピール。
繰り返しになるますが、土地と建物は別物です。
さて、成約金額ですが坪160万前後、総額4,000万程度。ファミリー層向け部屋70〜80㎡と広いため坪単価は安く見えます。
フルローンで月々返済12万、想定世帯年収700万がターゲットになります。
こうしてみると、やはり本牧エリアの所得層は高めですね。
サンクレイドル本牧
SS跡地に経った築浅マンション。平成24年築、7階建、総戸数26戸、ファミリー向けマンションです。
売出中で確認できたのは、2階部分・66㎡、2SLDK・3,580万です(坪180万)。
イクシア本牧ユニーブルと比べると設備が見劣りするのですが、価格は強気であると感じます。
SS跡地といえば、麦田町コスモ石油SSの跡地活用が個人的には大変気になります。
裏手にはオシャレな美容室、飲食店がありますので、その雰囲気を盛り上げていただくようなものができて欲しいです。
余談でした。
イクシア本牧ユニーブル
このマンションが最も比較対象として条件が良いでしょう。
平成19年築、7階建、総戸数46戸、コンパクトタイプの部屋が中心のマンションです。
売出、成約を見ると概ね坪180万、3,000万円前後のようです。売出中で確認できた物件は、3階部分・56.4㎡・2LDK・2,890万です(坪170万)。
パンフレット面積で55㎡あれば、住宅ローン控除の対象になります。
フルローンでも月々返済は9万円程度。固定資産税、管理費等を含めても月々返済11万前後になると思われますので、「賃貸で家賃をムダにするより、マンション買って資産形成するほうがオトクですよ」というセールストークに乗って買ってしまうのもうなずけます。
世帯年収500万(返済比率20%)あれば無理なく返済していける金額ですので、納得の価格感ではないでしょうか。
クリオ横濱本牧の価格感
ホームページを見ると6タイプのプランが確認できます。
一番小さいタイプで55.93㎡(16.91坪)です。
予想坪220万として、総額3,720万円、イクシア本牧ユニーブルより2割高。
ローン返済で考えれば月々返済11万ちょっとなので、DINKsや子供が小さいファミリー世帯であれば、部屋の大きさ、ローン負担を考えても十分買える金額です。
一方、シニア層の買い替えニーズを考えると、ちょっと高めで手が出ないのではないでしょうか。
自宅売却額にもよりますが、2,000〜3,000万の売却資金を元手に自己資金1,000万を追加で出せるシニア層は、そう多くはないと思います。
そもそも、6つのプランを見ると70㎡前後のプランが中心です。
周辺戸建てが5,000万台であることを考えれば、70㎡で4,000万後半の値付けでファミリー層をターゲットにすることは納得です。
若い世代が増えることで、本郷町付近の商店街や周辺のお店が活気づいて盛り上がれば何よりですね。
シニア層の買い替えポイント
何と言っても、今の自宅の売却金額でしょう。できるだけ高く売ること、これに尽きます。
高く売るコツは
- 空家・空室にする
- 簡易リフォームをする
- 複数社に売却依頼をする
です。
やはり、パッと見た感じでキレイと思ってもらえる物件でないと高く売れません。
他人の生活感がする状態では良いイメージが膨らみません(夢が持てない!)。
住宅購入では買手が自分で生活イメージを膨らませられるように、様々な仕掛けがうたれています。
マンションのモデルルームが最たる例ですよね。そこまでできなくても、できる範囲のイメージ作りをしなくては高く売れません。
いくら買手が自分でリフォームするといっても、汚れたクロスの部屋を見て気分が盛り上がることはありません。
結局、何が決め手で購入に踏み切るのかというと、安い価格ということになってしまいます。
周辺に比べて安いから買った、ということです。
また、不動産売却をすすめるにあたって、まずは無料で査定をしてもらってから、依頼する不動産会社の担当者・査定価格・提案内容を吟味しますよね。
ここでも多くの不動産会社は、自分の会社だけに依頼をする(専任媒介契約)ことを熱心に勧めてきます。社内の広告費の枠があって専任媒介を優先している、とか、色々な会社に依頼をすると案内の調整を売主様が行うため煩わしいですよ、とか。
色々な理由を付けて専任媒介契約を勧めてきますが、高値で売るためには複数社に依頼をする一般媒介契約としてください。
大手仲介会社であれば、媒介契約の種類にかかわらず自社HPには掲載します。購入検討客はネットで物件を探すことが当たり前です。特別な広告費をかけてもらわなくても、ネットに載せてもらうだけでも十分な広告効果があります。
売りづらい地方の物件であれば別ですが、住宅地としてニーズのある物件は複数社に依頼を出して多くの人の目に触れる環境を作ることが大切です。
ここをサボってしまい、親切にしてくれる担当者だからといって全てお任せしてしまうとあとで必ず後悔します。
(売却活動のコツについては長くなりますので、改めてお伝えしたいと思います。)
売却活動=ビジネスという感覚で真剣に取り組んでみてください。
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