I've been investing in property for the past six years so in this video I thought it'd be a good idea to go into a deep dive analysis on all the factors that you can consider and that come into play in a typical buy versus rent situation and hopefully by the end of this video you can make a more informed decision as to which one you want to do.

私は過去6年間、不動産投資をしてきたので、このビデオでは、典型的な購入と賃貸の状況で考慮できる、また、そのような状況になるすべての要因について深く掘り下げて分析するのが良い考えだと思いました。

This will be one of a series of property stuff on this channel.

これは、このチャンネルでの一連の不動産ネタのひとつとなる。

I'm going to link all the websites and sources that I've used below so that you can just use them for your own numbers and your own analysis as well.

以下に、私が使用したすべてのウェブサイトと情報源をリンクしておく。

To compare apples to apples I started by finding this house on sale on Rightmove.

リンゴとリンゴを比較するために、私はまずRightmoveでこの家が売りに出されているのを見つけた。

It's in Aylesbury which is just outside of London and it's priced for 325 grand.

ロンドン郊外のアイルズベリーにあり、価格は325,000ドル（約3万5,000円）。

I chose this home because it's a standard three-bedroom home and it's close to the average house price in the UK.

この家を選んだのは、標準的な3ベッドルームの家で、イギリスの平均的な住宅価格に近いからだ。

To then find a rental comparable I searched for a similar home in the neighbourhood and found this home which is renting for £1,450 a month.

そこで、近隣の同じような家を探し、月1,450ポンドで貸しているこの家を見つけた。

So let's assume you can choose to buy this house for 325 grand or you can choose to rent the home for £1,450 a month.

そこで、この家を325,000ポンドで買うか、月1,450ポンドで借りるかを選ぶことができるとしよう。

So first let's break down the full cost of renting versus buying this home and the things you need to consider.

そこでまず、この家を借りる場合と購入する場合の全費用と、考慮すべき点を整理してみよう。

Let's start with the financial cost.

まずは経済的コストから。

If you're renting this property then the financial cost is pretty simple.

もしこの物件を借りるのであれば、金銭的な負担は非常にシンプルだ。

It's the amount of rent that you're paying to live there which in this case is £1,450 a month but this is only the price for the first month and doesn't include inflation in the subsequent years.

そこに住むために支払う家賃の額で、この場合は月1,450ポンドだが、これは最初の月の価格であり、その後のインフレは含まれていない。

So let's calculate that using two assumptions.

そこで、2つの仮定を使って計算してみよう。

The first that you're going to rent the place for five years which is just above the average rental period in the UK and secondly let's assume that on average the inflation rate over the next five years is 3%.

第一に、英国の平均賃貸期間を上回る5年間賃貸すること、第二に、今後5年間の平均インフレ率を3％と仮定する。

So assuming the rent will increase in line with the 3% average inflation this means that even though we started renting for £1,450 a month as rents rise over time you'll end up paying over £1,680 a month towards the end of year five.

つまり、平均インフレ率3％に合わせて家賃が上がると仮定すると、月1450ポンドで借り始めたとしても、時間の経過とともに家賃が上がっていくため、5年目の終わりには月1680ポンド以上を支払うことになる。

So on average the inflation adjusted rent for the five-year period is £1,565 a month.

つまり、5年間のインフレ調整後の平均家賃は月1565ポンドということになる。

Other factors that you may also want to consider depending on whether your landlord includes this in the rent payments or charges this separately and that includes things like utility bills and the council tax but given in this instance they're not included I'll be both of these costs from both scenarios to keep it simple.

その他、大家さんが家賃の支払いに含めるか、別途請求するかによって、光熱費やカウンシルタックス（市税）なども考慮する必要があります。

So now let's look at the cost of buying.

では、次に購入コストを見てみよう。

Let's take the average down payment for a home in the UK which would be 15% of the purchase price.

英国の平均的な住宅頭金を例にとると、購入価格の15％である。

This can be 20% it can be 10% I'm just taking the average at the moment assuming 15% down payment on a £325,000 home that's £48,750.

これは20％の場合もあるし、10％の場合もある。今のところ平均をとっているだけだが、325,000ポンドの住宅に15％の頭金を支払うと仮定すると、48,750ポンドになる。

This is money that you're putting into the equity of the home.

これは、あなたが家の株式に投入するお金です。

The second thing we need to consider are the closing costs.

次に考えなければならないのは、クロージング・コストである。

These are the things that we pay one off to complete the transaction.

これらは取引を完了させるために1つずつ支払うものだ。

When we think of buying a home most of us just think of the purchase price of the house but there are closing fees that we have to pay on top.

住宅購入を考えるとき、ほとんどの人は家の購入価格だけを考えるが、その上に支払わなければならないクロージング・フィーがある。

Includes things like property tax which in the UK is stamp duty and that's the money you essentially pay to the government for buying the property.

英国では印紙税と呼ばれ、不動産を購入する際に政府に支払うお金です。

This is what the stamp duty looks like for those living in the UK and then you have lawyer fees and these are the fees for the solicitor to look at all the documentation, the title, the deeds, make sure there's nothing wrong with that and then you also have to pay for the valuation fees which you pay to the mortgage lender to value the property and all of that good stuff.

これは英国に住んでいる人の印紙税のようなもので、それから弁護士費用、これは弁護士にすべての書類、権利書、証書を見てもらい、問題がないことを確認するための費用です。

And as kind of a rule of thumb all of these costs total out to you can expect around 5% of the purchase price.

経験則から言うと、これらの費用を合計すると、購入価格の5％程度になる。

So in this scenario that adds a further £60,250 to buy the home.

つまり、このシナリオでは、住宅購入にさらに60,250ポンドが追加されることになる。

The rest of the money to buy this home comes from a mortgage or a bank loan and let's assume an average interest for a five-year fixed is 6% at the moment which is a lot higher than it was At this rate our monthly mortgage payment will be £1,780 a month.

この住宅を購入するための残りの資金は、住宅ローンか銀行ローンから調達することになるが、5年固定の平均金利が現在6％と仮定してみよう。

This amount is partly used towards paying off your interest but also towards paying off the principal of the property and so you're gradually adding to your net worth unlike when you rent where the money is just going to your landlord to pay off their mortgage plus perhaps an additional profit for them.

この金額は、利息の返済に充てられるだけでなく、物件の元本の返済にも充てられるため、賃貸の場合とは異なり、徐々に純資産を増やしていくことができる。

On top of this it's very likely that you'll have some sort of repair and maintenance costs which most people forget to include and there is kind of a rule of thumb that you should calculate 1% of the property price per year to cover all sorts of maintenance and repairs like roof repairs, the boiler breaking.

屋根の修理やボイラーの故障など、あらゆる種類のメンテナンスや修理をカバーするために、年間物件価格の1％を計算すべきという経験則がある。

This 1% can depend on a number of factors if you're buying an old home, a new home, a home that's in need of a lot of maintenance and republishment but this is a high level number that you could assume.

この1％という数字は、古い家を買うか、新しい家を買うか、メンテナンスや改築が必要な家を買うか、など様々な要因によって変わってきますが、これは高いレベルで想定される数字です。

Now what's really interesting here is that the total monthly payments to rent this property is actually lower than the monthly payments to buy this property in the current market.

ここで実に興味深いのは、この物件を賃貸する場合の月々の支払総額は、現在の市場でこの物件を購入する場合の月々の支払額よりも実は低いということだ。

In a normal market in most scenarios you would expect this to be reversed but in the current the rising interest rates have increased so fast and whilst rents are also increasing they haven't caught up with the rising costs of owning a home right now.

通常の市場であれば、ほとんどのシナリオでこの状況は逆転すると予想されるが、現在の金利上昇のスピードは速く、家賃も上昇しているものの、現在の住宅所有コストの上昇には追いついていない。

The next thing you want to consider are the opportunity costs and this is what most people don't actually consider when evaluating whether to buy or rent a home.

次に考えたいのは機会費用で、これは家を買うか借りるかを評価する際に、ほとんどの人が実際には考慮しないことである。

If I'm choosing to buy in most decent cities it is safe to assume that the house price will grow in value over time so say this house appreciates by 5% annual growth then over time in five years this 325 grand would be worth just under 415 grand that's almost 90 grand more so in that sense buying the house is a pretty good investment.

まともな都市で購入するのであれば、住宅価格は時間の経過とともに上昇すると考えてよい。

But if you're paying for the down payment and other costs you're letting go of the opportunity to invest that money into other things.

しかし、頭金やその他の費用を支払っていると、そのお金を他のことに投資する機会を手放すことになる。

So the other option you could potentially have is to invest that money in something like the S&P 500 at the yearly 7% average growth and then hoping that the gain on your original investment would be more than how much a house would have appreciated during that period if you were to buy the home instead.

つまり、その資金をS&P500のような、年平均7％の成長率で運用し、元の投資で得られる利益が、その期間に住宅を購入した場合の評価額を上回ることを期待するという選択肢もある。

And there are so many unpredictables and assumptions that come into play here so how long will you stay in the home when will you sell it what will the market be like at the time which part of the country are you buying in etc etc and so no one for sure knows what will be the situation in 12 months or in 18 months time.

また、ここには予測不可能なことや前提条件がたくさん絡んでくるので、いつまでその家に住むのか、いつ売るのか、その時の市場はどうなっているのか、どの地域で購入するのか等々、12ヶ月後、18ヶ月後の状況は誰にもわからない。

But we can use this buy versus rent calculator to see whether we will fare better off financially if we were to buy versus whether we were to rent depending on your scenario.

しかし、この購入と賃貸の比較計算機を使えば、あなたのシナリオに応じて、購入した場合と賃貸した場合のどちらが経済的に有利かを調べることができる。

So if I use the same parameters that I've used in my example earlier so buying a house for 325 grand down payment or 15% interest rate of 6% one of property cost of 5% and then the annual maintenance cost of 1% versus if I were to rent and use the down payment and other costs to invest instead at a 7% interest assuming house prices will increase at 1 to 2% then looking down the line in five years time I would fare better renting rather than buying.

つまり、先ほどの例で使ったのと同じパラメーターを使って、325,000ドルの頭金、15％の金利6％、物件費5％、年間維持費1％で家を買うのと、賃貸で頭金とその他の費用を投資に充て、住宅価格が1～2％上昇すると仮定して7％の金利で投資するのとでは、5年後を見据えた場合、購入するよりも賃貸の方が良いということになる。

But the moment I change these assumptions and say house prices are actually going to appreciate closer to the three to four percent annually over the period then buying is a far better option instead.

しかし、この前提を変えて、住宅価格が実際には年率3～4％近くまで上昇するのであれば、購入する方がはるかに良い選択肢になる。

So the key thing to take away here is that really depends on your situation and when you think will be the right time to buy or sell and then run the numbers and the assumptions based on your scenario and speaking to a mortgage advisor.

つまり、ここで重要なことは、本当にあなたの状況次第で、いつが売買のタイミングになると思うか、そしてあなたのシナリオに基づいた数字と仮定を実行し、住宅ローン・アドバイザーに相談することだ。

We're still the dust to settle in the UK and to understand which way the interest rates are going to go and also which way the property prices are going to go.

英国の金利がどちらに向かうのか、また不動産価格がどちらに向かうのかを理解するには、まだ塵も積もれば山となる。

There's a whole range that can come into play when factoring house prices and a little bit of that at the moment is down to the worry that there are a lot of people coming up to remortgage that are experiencing payment shocks i.e. if they're on a fixed rate of something like 1.5 1.6% then they are going to be remortgaging onto something closer to 6%.

住宅価格を考慮する際には、さまざまな要素が絡んでくるが、現時点では、支払いショックに見舞われている再ローン利用者が多いという懸念がある。

Some people will struggle with that and we may see a lot more downsizing or renting properties in the interim which then can mean a lot more properties come into the market and that could move the prices.

その結果、より多くの物件が市場に出回り、価格が上昇する可能性がある。

So it really comes down to the relationship in demand versus supply of the housing market and one of the biggest questions is will that slight change in prices or slow down in growth offset what you'd have to pay in mortgage costs because of the rising interest rates.

つまり、住宅市場の需要と供給の関係に帰結するわけだが、最大の疑問のひとつは、価格のわずかな変化や成長の鈍化が、金利上昇によって住宅ローンにかかる費用を相殺できるのかということだ。

So these are the calculations that you can do using that link and speaking to your mortgage advisor.

つまり、このリンクを使って計算し、住宅ローン・アドバイザーに相談すればいいのだ。

I usually look at property purchases as a long-term investment and generally speaking if you kind of like zoom out and look at how house prices have fared over the long-term period there's generally been an upward trajectory with some minor dips and setbacks along the way.

私は通常、不動産購入は長期的な投資として考えており、一般的に言えば、長期的な住宅価格の推移を拡大して見てみると、多少の下落や後退はあるものの、概ね上昇基調にある。

We also want to consider the psychological factors.

心理的な要因も考慮したい。

If you buy your house you have the certainty of not being asked to leave by your landlord and knowing how much you'll be paying for your mortgage for the next two years or five years fixed.

家を購入すれば、大家から退去を求められることはなく、今後2年間、あるいは5年間の住宅ローンの支払額が確定しているという確実性がある。

You have the freedom to do whatever you want without needing permission from your landlord.

家主の許可を必要とせず、何でも自由にできる。

You can put a screw through the walls, you can make an extension, you can go through the loft and add some more floor space and this generally all increases the value of your home which you can't do if you are renting that period.

壁にビスを打ち込んだり、増築したり、ロフトを利用して床面積を増やしたりすることができる。

Whereas the benefit if you're renting is that you don't actually have to worry for the cost of repairs and maintenance or if something breaks as this is technically the job of the landlord but you do have to put down a security deposit when you're moving in which the landlord can then make deductions from if you've damaged a load of stuff or your drunk friend spilled red wine all over the carpet or anything like that.

一方、賃貸の場合のメリットは、修理やメンテナンスの費用を心配する必要がないことだ。

On the plus side with renting is that you have the flexibility if you want to move to a bigger space, you want to live somewhere else, you want to explore living in a specific area for a short period then renting generally makes it easier to do that but equally that comes with higher relocation costs.

賃貸のプラス面は、より広いスペースに引っ越したい場合、他の場所に住みたい場合、短期間だけ特定の地域に住んでみたい場合など、柔軟性があることだ。

So if you're thinking about buying versus renting hopefully this gives you some things to include and some things to consider when looking at the two scenarios.

購入とレンタルを考えているのであれば、この2つのシナリオを検討する際に含めるべき事項や考慮すべき事項があれば幸いだ。

I've left all the links to the sites below.

以下にサイトへのリンクをすべて残しておく。

If you like this video you may also enjoy another video that I have on dealing with a recession and how to make sure you're prepared but also how to make sure you'll thrive on the other side.

このビデオがお気に召したなら、不況への対応とその準備の仕方、そして不況の反対側で成功するための方法についての別のビデオもお楽しみください。

I'll link that here for you and hopefully see you there.

ここにリンクを貼っておく。