NHAO XA HOI & CUOC SONG
MOT SO GlAl PHAP THUC DAY DAU TU NHA d XA HOI TAI TINH DONG NAI
Th.s Thai Doan Hoa - Sd Xay Dung fiong Nai TS LiTu Trirdng Van - TrUdng Dai hoc Mcf TP HCM
C
ho den nay, khdng chi dDbng Nai ma cac tinh thanh lan can, viec thu hut Dau tU (DT) vao ITnh vpc nha d xa hdi (NOXH) dang het sOc khd khan. Hau nhP khdng DN DT, kinh doanh BDS nao, nhat la DN tu nhan hao hOng tham gia.Va cung khdng mdt ngan hang nao hudng Ong.Theo quy luat thj trudng cd"cau"la lap tOccd"cung"trong khi NCJXH la mdt nhu cau cd that, lai cd nhieu chinh sach Pu dai mien giam thue de kich cung, vay tai sao cac nha DT thd 0 vdi nha d xa hdi. Bai bao nay trinh bay ke't qua cua mdt nghien cOu nham de xuat mdt sb bien phap thuc day DT vao nha d xa hdi, dac biet la DT tU nhan.
1. Khai quat ve tinh hinh nha cr xa hoi tren dja ban tinh Dong Nai
Theo thdng ke so bd, nhu cau nha dcho cdng nhan d cac khu cdng nghiep (KCN) hien da dPpc dap Ong bdi cac quy nha d, cu the nhO sau:
• Nha d do cac DN cd sO dung ngudi lao ddng tp xay dpng 60.000 - 65.000 m^; cd kha nang bb tri 9.800 - 10.000 ngudi (5,0% cdng nhan cd nhu cau).
• Nha d do cac cdng ty kinh doanh nha va xay dpng ha tang quan ly cho
cdng nhan thue d 35.000 - 40.000 m^- cd kha nang bb tri 5.000 - 6.000 ngUdi (3,0% cdng nhan cd nhu cau).
• Nha d t u nhan do cac hd tb chOc thanh phdng trp cho thue. Toan tinh hien cd 9.624 cP sd cho thue vdi 64.320 phdng cho khoang 141.195 ngPdi (70,6%).
• Cac dang nha d khac (d nhd ngpdi than, gia dinh, khoang 42.800 ngPdi (21,4% cdng nhan cd nhu cau).
Theo sdlieu khao sat ve thu nhap tren dja ban tinh Dbng Nai:
• MOc thu nhap binh quan cua CBCC, VC la 947.532 dbng/ngPdi/
thang (sb lieu dieu tra 6/2006); hien nay mOc iPOng tbi thieu da dPpc tang len 15,38% nen thu nhap binh quan khoang 1.093.306 dbng/ngPdi/thang;
trong dd tien thue nha chiem ti le tO 20 - 22,56%, vdi dien tich d binh quan 14,89 -1 SmVngPdi; day la ti le cao so vdi chi phi tien nha va mOc sdng so vdi binh quan cua ca nPdc [2].
• Obi vdi cdng nhan KCN mOc thu nhap binh quan la 1,09 - 1,38 trieu ddng/ngPdi/thang (sd lieu dieu tra 6/2006); khoang 30 - 40% ngPdi lao dpng vdi tien thue nha binh quan la 100.000 -120.000 dbng/ngPdi/thang (chiem khoang 10 - 12% thu nhap hang thang); khoang 20 - 25% ngPdi
lao ddng cd cho d chat chdi, tien nghi khdng dam bao (dPdi 3mVngPdi) vdi tien thue nha tO 50.000 - 80.000 dbng/ngUdi/thang (chiem khoang 7-8% thu nhap hang thang) [2].
Vdi mOc thu nhap binh quan va kha nang tich luy nhu tren, dai bp phan nhOng ngPdi lao ddng rat khd cd dieu kien de tao lap chb d cho minh va gia dinh, neu khdng cd chinh sach nha d phu hpp cua nha nUdc.
2. Xac djnh gia thue, thue mua nha trong trUdng horp bao toan vd'n DT cho DU an thi diem xay dung NOXH tai huyen Nhom Trach, Dong Nai
2.1. Gidi thieu dpan.
Ten cdng trinh: Xay dpng thi diem NOXH tai xa Long Thp, huyen Nhon Trach, Dbng Nai
Chu DT: BQLDA xay dpng Dan dung - Cdng nghiep Dbng Nai
Muc dich DT: Xay dpng nha d cho can bd, vien chOc, sT quan, quan nhan chuyen nghiep va mdt sd dbi tupng cd thu nhap thap, ngPdi ngheo cd khd khan ve nha d dPpc thue hoac thue mua.
Quy md cdng trinh: 108 can hd Cosd tinh toan:
- Don gia xay dpng 1 m^ san can Bang 2:Tong hpp cac dbi tUpng nha dxa hdi tinh de'n 2007, dp bao den 2010 va djnh hUdng den nam 2020 [1]
STT Phan theo ITnh vUc Tong so
CBCC khdi dang, doan the
CBCC khbi co quan quan ly nha nUdc Can bd cdng chOc khdi don vj sp nghiep Cdng nhan d cac KCN tap trung
Sb lupng den 31/12/2007 (ngPdi)
362.023
1.142 3.406 37.475 320.000
Sd lupng den 2010 (ngudi) 443.180
1.142 3.556 40.475 398.007
Sb lupng den 2020 (ngudi)
547.873
1.142 4.056 50.475 492.200
gianiipgia . 12.2009 45
Bang 3.Tbng hpp dUtoan STT
1 2 3 4
5
CAC KHOAN CHI PHI Chi phi xay lap
Chi phi thie't bj Chi phi quan lydUan
Chi phi tu van DT xay dpng va chi phi khac
long Dp phdng phi
TONG CONG
GIATRj 32.291.730.570
2.404.281.028 619.476.193 2.860.890.778 38.176.378.569 12.301.277.539 50.477.656.108 Bang 4: Gia trj IRR vdi cac kjeh ban khac nhau
Cac kjeh ban Khdng cd hd trp Chi hb trp thue TNDN Chi hb trp vay vdn Chi hb trp chi phi OT
Hb trp: thue + vay vbn + chi phi OT
25 nam 2.71%
3.40%
2.51%
4.82%
6.47%
30 nam 4.33%
5.06%
4.48%
6.72%
8.07%
35 nam 5.47%
6.19%
5.80%
7.26%
9.08%
40 nam 6.30%
6.99%
6.71%
7.96%
9.76%
Bang 5: Gia trj IRR vdi cac lai sua't vay vbn khac nhau va cac thdi gian vay khacnhau
Lai suat vay 3%
4%
5%
6%
7%
IRR (%) Vay 5 nam
13,41 12,85 12,31 11,79 11,30
Vay 10 nam 18,78 17,09 15,59 14,29 13,07
Vay 15 nam 27,22 23,29 20,34 17,78 15,56 Bang 6: Gia trj IRR va B/C vdi cac kjeh ban khac nhau
STT 1 2 3 4 5 6
Cac kich ban Khdng cdhbtrp
Chi hb tro thue TNDN Chi ho trp vay vbn Chi ho trp chi phiOT
Hb trp: chi phi DT + thue'TNDN
Hb trp: thue'TNDN + vay vbn + chi phi OT ban dau
IRR 3,83%
4,39%
3,66%
8,95%
9,76%
18,78%
B/C (vdi suat chiet kha'u i=14%) 0,59
0,59 0,72 0,79 0,82 1,10 hd tai thdi diem ban giao dUa vao sO
dpng: 7.000.000 ddng/m^;
- Thdi gian thu hbi vbn dbi vdi nha cho thue mua (thdi gian thue mua): 15 nam;
- Thdi gian thu hdi vdn dbi vdi nha cho thue (thdi gian cho thue):
40 nam;
- Oe don gian trong tinh toan, chPa tinh he sb chenh lech gia thue nha giOa cac tang.
2.2. Xac djnh hieu qua OT trong trPdng hpp cho thue vdi mOc gia ma
ngPdi sOdung chap nhan dUpc Theo ke't qua khao sat gia cho thue binh quan tren dja ban tinh ma cac ddi tupng chap nhan dPpc la 25.000 dbng/m^; mOc gia mong mubn la dPdi 20.000 dbng/m^. De danh gia hieu qua dp an, sO dung cac thdng sd CO ban de tinh toan nhp sau:
- Gia thue nha : 18.000 dbng/m^
(chPa tinh he sb tang);
- MOc tang gia nha hang nam la 7.5%.
- Gia thanh xay dpng can hd tai
thdi diem ban giao dPa vao sOdung:
7.000.000 dbng/m^ can hd;
- Chi phi quan ly sO dung: 2.000 dbng/mVthang = 24.000 dbng/mV nam, tang hang nam 7,5%
- Chi phi duy tu, bao tri khoang 2%: = 7.000.000*2% = 140.000 dbng/
m^ trong suot nien han sO dung can nha (40 nam) = 3.500 ddng/mVnam.
Ke't qua tinh toan IRR vdi cac kjeh ban khac nhau, thdi gian cho thue khac nhau dPpc the hien tren Bang 4. Trong trudng hpp DN duoc 4 6 ^ r a i [ n ? i l . 12.2009
hudng Uu dai ve thue TNDN, dUpc vay vbn uu dai va dupc hb trp chi phi OT vdi thdi gian cho thue 40 nam thi IRRmax = 9.76% van nhd hon suat chiet kha'u thdng thudng cua cac dp an kinh doanh nha d la 14%; cung nhPthdi gian thu hbi vbn qua dai.
2.3. Xac djnh hieu qua DT trong trPdng hpp cho thue mua (mua tra gdp) vdi mOc gia ma ngPdi sO dung chap nhan dUpc
De danh gia hieu qua dp an, sO dpng cac thdng sd de tinh toan nhu sau:
- Gia thue nha thue mua (tra gdp): 25.000 ddng/m^ (de dOn gian trong tinh toan d day chUa tinh he sbtang);
- MOc tang gia nha tra gdp hang nam la 10%.
- Gia thanh xay dpng can hd tai thdi diem dPa vao sO dung:
7.000.000 ddng/m^
- Chi phi quan ly sO dung: 2.000 dbng/mVthang = 24.000 dbng/mV nam, tang hang nam 7,5%
- Chi phi duy tu, bao tri khoang 2%: = 7.000.000*2% = 140.000 dbng/
m^ trong subt nien han sO dung can nha (40 nam) = 3.500 dbng/mVnam
TO Bang 5, nhan thay de dp an cd hieu qua thi DN phai dPpc Pu dai: Hb trp Uu dai thue'TNDN; Hb trp chi phi DT xay dpng ha tang va bbi thPdng giai tda; Hb trp vay vbn Pu dai vdi thdi gian cho vay va mOc lai sua't hpp ly nhP trong bang 5.
Ke't qua tinh toan IRR va B/C (vdi i=14%) cua dp an vdi cac kjeh ban khac nhau vdi lai sua't vay 3%/nam, thdi gian vay 10 nam dPpc the hien tren Bang 6.
3. Oe xuat mpt sb giai phap tai chinh nham khuyen khich DT vao NOXH
Ke't qua khao sat ve nhu cau va kha nang tai chinh cua cac dbi tUpng sO dung NOXH; y kien cua cac DN va lay dp an thi diem NOXH tai Nhon Trach, Obng Nai lam cP sd tinh toan, nhan thay nhOng chinh sach cua nha nPdc dbi vdi DN hien nay trong viec kich cau OT NOXH, nhP: Chinh sach uu dai ve thue; Chinh sach cho vay vbn Uu dai; Hb trp chi phiDTcan phai dPpc cu the hda nhp sau:
- Uu dai thue'TNDN cho ta't ca cac dbi tupng DT xay dpng NOXH;
- DN dupc vay vbn, mOc tbi thieu 70% tbng mOcOTdUan; lai sua't tien vay 3% - 7%/nam, thdi gian cho vay 10-15 nam.
- DN OT NOXH dupc ho trp 100%
chi phi bbi thudng giai tda, 100% chi phiOT xay dpng ha tang.
Rieng ddi vdi cac DN kinh doanh nha d va DN sO dung lao ddng khi OT NOXH cd the xac djnh cac chi tieu CO ban sau:
• Dbi vdi nha cho thue (phu hpp cho cac DN sOdung lao ddng DT xay dpng cho cdng nhan cua DN thue):
Thdi gian khai thac 40 nam; MOc gia
cho thue nha d hang thang (nam 2008): (18.000 - 22.000) ddng/m^- MOc tang gia thue nha hang nam:
7.5%/nam
• Odi vdi nha cho thue mua (phO hpp cho cac DN kinh doanh nha dOT xay dpng cho thue mua): Thdi gian khai thac: 15 nam; MOc gia cho thue mua nha hang thang (nam 2008):
25.000 ddng/thang; MOc tang gia cho thue mua nha hang nam: 10%/nam.B
TAI UEU THAiUI KHAO
1. De an phat trien nha d xa hpi tren dja ban tinh Dong Nai den nam 2010 va djnh hu'dng den nam 2020.
2. Chuong trinh phat trien nha dtren dia ban tinh Dong Nai den nam 2010 va dinh hirdng den nam 2020.
4. Thai Doan Hoa, Giai phap DT xay difng nha d xa hoi difa tren nhu cau va kha nang tai chinh cua ngifdi sufdung tren dja ban tinh Dong Nai, Luan van thac sy, nganh Cong nghe va Quan ly xay difng, Dai hpc Bach Khoa TP.HCM, thang 7/2009.
5. Nghi dinh so 24/2007/ND-CP ngay 14/02/2007 cua Chinh phiJ hi/dng dan thi hanh Luat Thue thu nhapDN.
6. Thong tif 32/2007/BTC ngay 09/4/2007 cua Bp Tai chinh hifdng dan thi hanh Nghi dinh so 158/2003/ND-CP ngay 10/12/2003, Nghi dinh so 148/2004/NO-CP ngay 23/7/2004 va Nghi dinh so 156/2005/Nd-CP ngay 15/12/2005 cua Chinh phu quy dinh chi tiet thi hanh Luat Thue gia trj gia tang va Luat sufa doi, bo sung mot so dieu cua Luat thue gia tri gia tang.
KH0I CONG XAY DIJNG KY TUCXA SINHVIEN
Q Ngay 5/12, Hoc vien Canh sat nhan dan cung Cong ty co phan Dau tU Ha tang INTRACOM da to chUc "Ll khdi cong xay dUng ky tuc xa sinh vien" tai xa Co Nhue, huyen TU Liem. Cong trinh co tong von dau tU gan 68 ty dong, vdi tong dien tich xay dUng la 13.656m^. Cong trinh bao gom hai khu nha d cao 12 tang dUtfc xay dUng dong bo vdi he thong ha tang ky thuat dap Ung cho b cho gan 1500 sinh vien.
• Ngay 7/12, Sd Xay dUng tinh Lam Dong da khdi cong dU an ky tuc xa sinh vien tap trung Da Lat tren khu dat rong 30,28 ha, gom 19 khbi nha cao 4-19 tang, tong mUc dau tU 779 ty dong bang nguon vbn trai phieu Chinh phii.
Ba khbi nha dau tien, moi khbi cao 19 tang, dupfc xay dau tien de cd the gidi quyet cho d cho 3.000 sinh vien.
^ ^ n i i p l . 12.2009 47
