6卧室以上 独栋 适合长短出租 5000尺土地 2000年之前

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👉 在卡尔加里，把 6 卧室以上独栋“每个卧室分租”，账面收益高，但“合规前提下”投资价值通常被高估，风险明显高于普通长租。
是否“值得做”，关键不在房子，而在你能不能合法做成 rooming house / lodging house。

下面我给你拆清楚。

一、纯算账：分租 vs 整租（不考虑法规）

以 6 卧室独栋 为例（常见于 NW / NE 老社区）：

① 整租给家庭

  • 月租：$3,200 – $3,800
  • 管理成本低
  • 空置率低
  • 年化现金流：稳定但不惊艳

② 每个卧室分租

  • 单间租金：$800 – $1,000
  • 6 间 = $4,800 – $6,000 / 月
  • 账面收入高出 30–70%

👉 只看数字：分租“非常香”

但问题恰恰不在“收入”，而在“合法性 + 可持续性”。

二、最关键的问题：在卡尔加里，合法吗？

⚠️ 核心现实

绝大多数社区，6 个“无亲属关系”的人分别租房 = 不合法

为什么？

卡尔加里的 zoning（分区）对以下内容非常严格：

  • Rooming House / Lodging House
  • 非亲属的多人分租
  • 共用厨房、卫生间
  • 每个卧室单独出租

在很多 R-C1 / R-C2 区：

  • ❌ 不允许
  • ❌ 或需要 Development Permit（DP）
  • ❌ 或限制入住人数

哪些情况才“相对安全”？

✅ 合法或风险较低的情况：

  1. 同一家庭 / 同一 lease
    • 比如 6 个学生一起签一个合同（不是分租）
  2. 合法 secondary suite + 主屋
    • 主屋 3–4 人
    • 地下室 2 人
  3. 明确允许 Lodging House 的分区
    • 非常少
  4. 房东自住 + boarder
    • 法规容忍度高，但不适合纯投资

❌ 高风险情况：

  • 每个卧室单独合同
  • 房东不住
  • 邻居投诉
  • 消防 / 垃圾 / 停车问题明显

三、为什么很多“高收益分租”最后翻车？

1️⃣ 投诉概率高（不是偶然）

  • 垃圾多
  • 停车溢出
  • 人员频繁更换

👉 卡尔加里是“投诉驱动执法”城市

一旦被查：

  • 要么整改
  • 要么罚款
  • 要么直接 强制清空

2️⃣ 保险 & 责任风险

  • 普通房屋保险 ≠ 分租保险
  • 一旦火灾 / 伤害：
    • 保险可能拒赔
    • 房东承担巨大法律责任

3️⃣ 管理强度远超想象

  • 6 个人 = 6 套生活习惯
  • 卫生、噪音、纠纷
  • turnover 极高

👉 你不是房东，你是“宿舍管理员”

四、那“投资价值”到底高不高？给你真实判断

✔️ 什么时候“值得做”？

  • 你 已经确认 zoning + DP 合法
  • 你 能承受执法 & 管理风险
  • 你 目标是高现金流，不在乎 resale
  • 你有经验 or 专业管理

👉 这类人 <10%

❌ 对大多数投资者：

“分卧出租 = 高现金流 + 高不确定性 + 高情绪成本”

长期看：

  • resale 会受影响
  • 合规成本会不断上升
  • 一次投诉，可能把你 2–3 年收益抹掉

五、更“聪明”的替代方案（比纯分租稳）

✅ 方案 1：整租 + 合法地下套

  • 收入接近分租
  • 合法、好卖
  • 银行 & 保险友好

✅ 方案 2：整租给公司 / 员工

  • 油气、建筑、工程类
  • 6 人但 1 个合同

✅ 方案 3：可随时“退回整租”的分租布局

  • 不改结构
  • 一旦政策或投诉，立刻调整

一句话总结（给你投资级判断）

在卡尔加里，“每个卧室分租”不是收益问题，而是“能不能合法长期做”的问题。

  • 短期看：收益高
  • 中期看：风险不可控
  • 长期看：不适合大多数稳健型投资人

6卧室以上 独栋 适合长短出租 5000尺土地 2000年之前 自动更新

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