P H A T T R I E N K I N H TE So 254, Thdng MUdi Hai ndm 2011
M<^ t
CAC YEU TO ANH Hl/OfNG DEN GIA DAT VUNG VEN 0 0 TH!
d DONG B A N G S O N G CUfU LONG
PGS.TS. LE KHUdNG NINH*
YiA toe dp dd thi hoa nhanh chong nhii hipn nay, gid tri cda dat & viing ven do thi gia tang khong ngiing. Do do, dot & ddy phdi diictc dinh gid ddng v&i gid tri cua nd.
Tuy nhien, thiic te cho thay gid dot do Nhd nii&c quy dinh luon thap han gid thi tnic/ng nen dd ldm xuat hien cdc hien tiiOng lech Iqc tren thi tnicmg dot dai. Muc tieu cda hdi viet Id cung cap thong tin thiic te vd xdc dinh cdc yeu to dnh hii&ng difn gid dot vdng ven & Dong bang song CUu Long (DBSCL) de giup cdc cd quan chiic
ndng qudn ly thi tnittng dot dai & ddy mpt cdch hipu qud hOn.
1. Gidi thi$u
Vdi td'c do dd thi hda nhanh chdng nhu d nUdc ta hien nay, gid d i t viing ven dd thi khdng ngifng tang vd trd thanh tieu diem thu hut sy quan tdm cua cdc CO quan quan ly nhd nudc, cdc nhd dau tU ldn ngUdi stf dung. W\ vay, yeu ciu khdch quan Id d i t vimg ven phai dugc dinb gid sao cho phii hop vdi gid tri that dia nd de giiip thi trudng d i t dai van hdnh thdng suot. Tuy nhien, thUc te cho thay gid d i t do Nhd nUdc quy dinh ludn t h i p hon gid thyc te' tren thi trUdng. Hien tugng ndy khdng chi ldm ban che sU phdt trien cua thi trUdng dit dai md cdn anh hudng tieu eye din triln vgng tang trudng cua nen kinh te' bdi mdt so nguyen nhdn.
ThiJC nhat, mdt khi gid d i t do Nhd nUdc quy dinh t h i p hem gid thi trUdng thi thi trUdng phi chinh thufc se ty ddng xuat hien, hoat ddng ngodi tam kiem sodt vd khd nang dieu t i l t cua Nhd nudc nen se lam phat sinh cac hien tUgmg lech lac. ThU hai, sU khde biet ndy khiln cho nhOmg ngUdi thyc sy cd nhu ciu mua bdn dat khdng bilt dau la gid tri thdt cua nd nen r i t khd dat dugc thda thudn ^n ngUdi bdn sg bdn re trong khi ngUdi mua so mua dat, dan den sU kem hidu qua
cua thi trudng dat dai vd ciia nen kinh t l bdi dd't khdng dugc chuyen giao den tay ngUdi suf dung do dd, khdng mang lai lgi Ich cao nhd't. Thii ba, viec thie'u thdng tin minh bach ve gid dit vd hinh chung tao dieu kien cho gidi "cd" dit thao tung thi trudng vd "ldm" gid de kilm lgi, khie'n cho thi trUdng dat dai cdng trd nen meo md. Cud'i ciing, nhieu ngUdi ddn trong cdc khu quy hoach khdng dong tinh vdi gid din bu thd'p do Nhd nUdc quy dinh nen viec gidi phdng mat bing cho cdc dy dn dau tu phdt trien hay cdc cdng trinh cdng Ich thudng bi chdm t r i , ldm tdng chi phi dau tu vd din din tinh trang d i t bi bd hoang trien mien tren dien rdng, gay ldng phi nghiem trgng.
Khdng ndm ngodi thyc trang chung cua ca nudc, thi trudng d i t dai d DBSCL cung gap phai cdc vail dl tren. Vi vdy, bdi vie't dugc hinh thdnh vdi muc tieu cung cip thdng tin thyc te ve gid dat vung ven d DBSCL vd xdc dinh cdc ylu to dnh hudng de'n gid d i t d ddy d l giup cdc co quan chufc ndng dinh gid vd quan ly thi trUdng dit dai mdt cdch hieu qua hom bdng cdch phdt huy cdc ylu to tich cyc vd han c h l cdc ylu t l tieu cyc. Dl dat dugc muc tieu dd, bdi vilt suf dung he thong dd Ueu so cip thu thdp tif 1.860 hd gia dinh cd thyc hien giao dich mua bdn d i t (bao gom: d i t tho cU,
Trudng Dai hoc Can Tha GIA BAT DQNG SAN TAl VN
11
PHAT TRIEN KINH TE ^
So 254, Thdng MUdl Hai ndm 2011
dd't vudn vd dd't rugng) d vimg ven ciia cdc dd thi thudc DBSCL trong giai doan 2008-2010.
2 . Ctf sd ly iu^n v^ m6 Mnh nghiftn ctfU
Dd't dai Id nguIn tdi nguyin ty nhiln qu^' bdu vdi s l cung cl dinb mdc du muc dicb sif dung cd t h i thay doi tbeo thdi gian. Tinh chit c l dinb ndy ngu y rdng gid da't chij ylu do ciu quylt dinh thay vi ca cung lin ciu nhu dli vdi cdc loai hdng hda tbdng thudng khde. Do dd, cdc nghiin cdU vl gid dd't vimg ven cbii ylu tdp trung phdn tich phuong diln ciu dli vdi di't dai vd bao glm ba nhdm chinb: Nhdm thd nhd't (nhU Burt, 1986;
Featberstone & Baker, 1987; Plantinga & Miller, 2001 v.v.) xem thu nhdp tif sdn xud't ndng nghicp la ylu t l chii ylu quye't dinb gid dd't vung ven nen dd sif dimg biln s l ndy, cimg vdi mdt so biln so phu khde, trong cdc nghien cdU ciia minh.
Trong khi dd, nhdm thuf bai (nhU Chicoine, 1981;
Benirschka & Binkley, 1994; Cavaihes &
Wavresky, 2003; Livanis & cdng sy, 2006 v.v.) van dung md binh "lUc h i p din' de chiing td i&ig gid dat vimg ven chiu anh hUdng bdi cdc ylu to phi ndng nghiep nhU dia the' dit, khoang cdch den trung tam dd thi, trUdng hgc, tnmg tdm thugng mai, chg v.v. hay cdc tien icb cdng cdng nhu nguon dien vd nguon nUdc mdy. Nhdm thd ba, bao gom cdc nhd nghien edU tbeo trUdng phdi
"hudng thu" (nhu Shonkwiler & Reynolds, 1986;
Bastian & cdng sy, 2002; Turner, 2005 v.v.), lai n h i n manh vai trd cua cdc ye'u to phi tiln t$ nhU chd't lugng mdi trUdng song (ddc bidt Id tinh trang d nhiem), cdnh quan, sU than tbign ciia hdng xdm, an ninh trong khu vUc v.v. din gid d i t vung ven. Ndi chung, chit lUdng cua cdc ylu t l nay cdng cao tbi gid tri cua d i t d dd cdng tdng vi giup cho-cU dan cd dUOc mdt cu^c sing de chiu hon.
Cdn cuf vdo cdc ludn diem t r i n vd mdt so khia canh ddc tnfng cua thyc t l nUdc ta, bdi vilt sijf dimg md binh nghien cdU nhU sau:
GIADAT = J3„ + p^THUNHAPDAT + JS^KCTRUNGTAM • + p.KCTH UONG MAI + p.KCTRUONGHOC
+ P^KCDUONGCHNH + p„MATTIEN + P^NGVONDIEN + P^NGUONNVOC + P,ONHIEMNUOC+PJ)NHIEMKHONGKHI + p ,ANN1NH f P.^KYVONGGIA +
+ p,,QVYHOACHTREO + p.LOAIDOTHI
Trong md hinb trin, biln phu thuoc (GIADAT) Id gid d i t duoc giao dich trdn thi trudng (LOOO dlng/m^). THUNHAPDAT Id thu nhdp (LOOO dlng/m^/ndm) do d i t mang lai tif boat d | n g sdn xui't ndng nghicp (dli vdi dit vifdn vd d i t ru|ng) bay boat d?ing phi ndng nghicp (dli vdi d i t t b i cU). H^ s l /?, ciia biln ndy diAfc 1^
vgng cd gid tri dUong vi thu nhdp cao se ldm tdng gid tri Clia dit.
KCTRUNGTAM Id khoang cdch din trung tdm dd thi (met), KCTHUONGMAI la khoang cdch din trung tdm thuong mai, sidu thi hay cho gin n h i t (met), KCTRUONGHOC Id khoang cdch din trUdng bgc gin nhat (met) vd KCDUONGCHINH Id khodng, cdch din true dudng cbinb (met). Khoang cdch den edc noi ndy cdng ldn tbi gid dat se cdng thd'p vi ngUdi sif dung d i t phdi ton nhilu thdi gian vd chi phl di lai khi cin din cdc dich vu hay hdng hda chat lugng cao (thudng ehi cd d khu trung tam hay of cdc true dUdng ehinh) cung nhU mua sim hay dua ddn tre em din trUdng. Vige d xa nbiiCng n d do Cling khie'n cho ngUdi si^ dung dd't khing tan dimg dugc kha ndng sinh loi cua d i t thdng qua cdc boat dgng kinb doanh phi ndng nghiep. Nhif vdy, cdc hg s l ^2^ A . ^A vd p^ dUde ky vgng co gid tri dm.
MATTIEN Id biln gia ed gid tri Id 1 dd'i v6i r d i t mdt tien dUdng giao thdng ed chilu rdng tif 3,5 met trd lln vd cd gid tri Id 0 nlu ngUgc lai.
Do dd't mdt tiln ed the tao ra suih lgi cao hem (bing cdch ty kinh doanh hay cho thue) so vdi d i t trong hdm (ngd) n i n ;ffg dugc ky vgng ed gi^
tri dUdng.
P H A T T R I E N K I N H T E So 254, Thdng Mydi Hai ndm 2011]
NGUONDIEN Id biln gia ed gid tri Id 1 dd'i vdi trudng hop dd cd dien vd Id 0 nlu nguge lai.
Tuong ty, NGUONNUOC ciing Id biln gid cd gid tri Id 1 doi vdi trUdng hop da cd nguon nUdc mdy vd Id 0 neu ngUgc lai. He so Py vd P^ deu dugc ky vgng cd gid tri dUong vi cdc tien Icb ndy ldm tang thda mdn vd ldm giam chi phi sinh boat cho ngUdi sif dyng d i t nen gid d i t se cao hon.
ONHIEMNUOC cd gid tri Id 1 nlu nguIn nUdc ty nhiln cdn trong ldnh bay r i t it bi I nhiem, Id 2 nlu nguon nUde bi d nhiem d mufc dd vifa pbai, Id 3 neu nguon nUdc bi d nhiem ndng vd Id 4 neu nguon nUdc bi d nhilm rd't ndng. Biln ONHIEMKHONGKHI cd gid tri Id 1 nlu khdng khi It bi d nhiem, Id 2 ne'u d nhiem vifa phai, Id 3 neu d nhiem ndng vd Id 4 neu d nhiem r i t ndng.
JUNNINH Id bie'n do lUdng mufc do an ninh cua khu vyc ma thiia d i t toa lac, cd gid tri Id 1 neu r i t an ninh. Id 2 nlu khd an ninh. Id 3 neu kem an ninh vd Id 4 neu m i t an ninh. Theo lap ludn cua trudng phdi "hudng thu", cdc he so yS'g, y9,o vd P•^'^ se dugc ky vgng Id am vi nlu chit lugng cua cdc yeu to ndi tren cdng tot thi gid d i t se cdng cao.
KYVONGGIA cd gid tri la 0 nlu ngUdi giao dich cho rang gia dat se khdng tang vd se lan lugt tang them mdt diem n l u ky vgng gid d i t tang them 10%. Nlu ky vgng gid tang tbi lgi Icb cua ngUdi sijf dung d i t cung se tdng nen gid dat se cao hon khi dUOc giao dich. Do dd, he so P•^2 ciia biln KYVONGGIA se cd gid tri dUong.
Gia d i t vung ven d nUde ta cdn chiu dnh hudng cua quy hoach "treo" Do quy hoach "treo"
khien cho d i t khdng dUOc khai thdc de sinh lgi vd cbi cd the dUOc mua ban khdng cbinb thufc nen gid se thip. De kiem chdhg dilu ndy, md hinh nghien ciiu bao gom biln QUYHOACHTREO - Id bien gia cd gid tri Id 1 neu dat bi quy hoach
"treo" vd Id 0 nlii ngugc lai. Nhu vdy, he so p^^
Clia bien QUYHOACHTREO dUOc ky vgng cd gid tri i m . Ciing de t h i y rang he so /?13 do lUdng
chdnh lech ciia gid gida d i t bi quy,hoach "treo'' vd d i t khdng bi quy hoach "treo"
Ngodi ra, cdc dd thi d nUdc ta cdn dugc phdn thdnh dd tbi loai ddc bi$t, loai 1, loai 2, loai 3, loai 4 v.v. cdn cuf vdo trinh do phdt triln, chit lugng hd thing k i t cd'u ba ting, quy m l ddn sl, vai trd trong vile tao d^ng lUc thuc day sU phdt triln kinh t l - xd bdi ciia vimg bay dia phUOng V.V.. Vi vdy, dd tbi dugc xe'p bang cdng cao tbi gid d i t d dd se cdng cao. Dl kilm ehumg ludn dilm ndy, md hinb nghien cdu bao glm biln LOAIDOTHI, cd gid tri Id loai dd thi do Nhd nude quy dinb dd'i vdi cdc thdnh phl, tbi xd thulc DBSCL; cu thi, LOAIDOTHI = 1 dli vdi cdc tbijfa d i t thudc cdc dd thi loai 1, LOAIDOTHI = 2 dd'i vdi cdc tbiJfa d i t thudc cdc dd thi loai 2, LOAIDOTHI = 3 dli vdi cdc tbijfa d i t thudc cdc
dd thi loai 3 v.v.. NhU vdy, be so /?14 cua bien LOAIDOTHI se cd gid tri am vi xe'p hang dd thi cdng t h i p (nghia Id gid tri ciia biln LOAIDOTHI cdng cao) tbi gid dat d dd cdng thip.
3. K^t qui nghiSn cuTU
3.1 Thong tin tong qudt ve gid dot vilng vend DBSCL
Bang 1 cung cip thdng tin ve gid d i t vimg ven d DBSCL tren co sd he thing diif Ueu so cip ty thu thap tif 1.860 hd gia dinh cd thUc hien giao dich mua bdn dat dugc chgn ngau nhien d DBSCL, bao gom 629 bd song d thdnh pho (TP) Cin Tho, 269 hg d Vinh Long (TP Vinh Long), 228 bd d Ben Tre (TP Ben Tre), 221 hd d Hau Giang (TP Vi Thanh vd thi xd Ngd Bay), 142 hd d Cd Mau (TP Cd Mau), 137 hd d An Giang (TP Long Xuyen), 129 hd d Sdc Trdng (TP Sdc Trdng) vd 105 hd d Kidn Giang (TP Rach Gid).
Theo Bang 1, gid d i t t h i cU trung binh ciia mau khao sdt (vdi 1.620 quan sdt) Id 2.067.000 dong/m^. Do lech chuan ciia gid d i t tho .cU khd ldn, cbo t h i y gid d i t tho cU d vimg ven DBSCL khd khde biet giffa cdc thufa dit, cdc dia bdn hay cdc dia phuong bdi gid d i t ndi chung vd gid da't
GIA BAT DQNG SAN TAl VN
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J S .
icomiMC mvtLOPMiwi
PHAT TRifeNKINHTE
liwinmlir,''^"'^'^viing ven ndi rieng chiu dnh hUdng ciia nhilu ylu to (se phdn tich d phin sau). Tbeo kit qud khdo sdt, gid dit thi cu cao nhd't lln din 33 tri^u dong/m^ dli vdi cdc thiia dd't thu|c cdc dd thi quan trgng d DBSCL, cd dia thi ddc bi^t thudn lgi nhu gin khu trung tdm, canb cdc dUdng giao thdng thiiy bg huylt mach, ed ddy dii cdc ti^n icb cdng cdng v.v.. NgUOc Iai, gid dit tbi cU thip nhd't Id 100.000 dong/m^ dd'i vdi cdc thiia di't gdp bd't lgi vl dia thi, mdi tnfdng ty nhidn, an ninh, be thd'ng giao thdng hay khdng cd dii gid'y td phdp ly.
Gid dit vudn tnmg binb cua 472 quan sdt Id 651.000 dlng/m^ (Bdng 1), khd thd'p so vdi dit tho cU vi dl chuyin dli muc dicb sii dung nhdm tao ra sinh lgi cao hon, ngUdi sif dung phdi chi mdt sl tien khd ldn theo quy dinh ciia Nhd nUdc.
Tuy nhien, gid dit vUdn cao nhd't len din 7,5 trieu dong/m^ dd'i vdi cdc thiia dit de chuyin doi cdng ndng sii dung sang muc dich cdng nghidp, thuong mai, dich vu hay du lich do cd vi tri thudn lgi, canh quan xinh dep vd dien tich thich hop cho cdc hoat ddng san xuit - kinh doanh.
Bdng 1. Gia dat vung ven 6 DBSCL
DVT: 1.000 dong/m^
Loai da't
Thd cif Vadn Rugng
Trung bmh
2.067 651 262
Ldn nhat
33.000 7.500 5.000
Nhd nhit
100 50 30
BQ
l^ch chuin
2.527 833 553
So quan
sat 1.620
472 125 Ngudn: Tinh toan td s6 lidu ti/ khdo sat giai dopn 2008- 2010.
Trong so cdc loai dit trin, dit rugng cd gid thip nhit (binh quin khoang 262.000 dlng/m^) bdi dit rudng d vimg ven thUdng mang lai thu nhdp khdng cao, khd hay td'n kem dl chuyin doi cdng ndng sif dyng do khdng thuin tiln trong di lai v.v. trif phi cd dUde vi tri thudn lgi nhU sdt mat dudng giao thdng chinh hay canh cdc khu vyc tap trung ddng ngudi nhU khu dan cU, khu cdng nghiep, khu hdnh chinh, trung tam thuong
mai, chd bay cdc khu vUc dugc quy hoach hodn cbinh. Thdt vdy, theo khdo sdt, nhffng thiia dit ndng nghicp cd duge nhufng UU t h i ndy ed gid Ien din 5 tri^u dlng/m^ (Bang 1).
3.2 Cdc yifu t6 dnh hii&ng den gid dot viing ven & DBSCL
Dl xdc dinb cdc ylu t l anh hUdng din gid dat vung ven d DBSCL, bdi vilt sif dung pbifong phdp binh phUdng bd nhd't (OLS) dl udc luong ml hinb nghiin etfti ndi trdn dd'i vdi gid eiia hai nhdm dit chinb, dd Id dd't tbi cU (1.620 quan sdt) vd dit vudn (472 quan sdt) (Bing 1) II]. Dli vdi gid dit ru|ng, do s6 quan sdt it (125) ndn ml binh Ude lUOng khdng cd y nghia thing kd vd do dd khdng dffgc di sdu phdn tich. Kit qud Udc lugng trinh bdy trong Bdng 2 eho thiy gid dit thi eU vd dd't vUdn chiu anh hUdng oia cdc ylu tl phi ndng nghidp, ky vgng dli vdi gid vd biln dgng tbeo loai dd tbi.
Cu thi, dd'i vdi di't tho cU (cdt 2 cua Bang 2), biln KCTRUNGTAM ed he so dm d mdc y nghia 5%, ngu y ring cdc thiia dd't cdng xa khu tmng tdm se cd gid cdng thd'p. Tudng ty, cdc bien KCTHUONGMAI va KCTRUONGHOC ding co he s l dm d cac mffe y nghia lin lugt Id 10% vd
1%. Tuy nhien, bien KCDUONGCHINH cd he so dm nhung lai khdng ed y nghia thing ke dd cho thiy ylu to ndy cd anh hudng ehUa du manh den gid dit tho cU d vimg ven DBSCL.
Biln MATTIEN ed h^ so /J^ = 615,501 d miic y nghia 1% eho thay cdc thiia dat d mat tien dudng rgng tff 3,5 met trd len cao hon cdc thto dit khde khoang 615.501 dong/m^ Ca hai bien NGUONDIEN vd NGUONNUOC diu ed he so duong, dung nhU ky vgng nhffng lai khdng c6 y nghia thd'ng kl. Dd Id do ngffdi sff dung dat d vung ven, trong trffdng hop cin thilt, ed thi "cdu"
nhd di^n tff ndi khde vd sff dung nguIn niidfc ngim (cay nffde) hay nguIn nffde sdng rach kha phong phu d DBSCL thay cho nguon nffde mdy cung cip bdi h i th^ng.
P H A T T R I E N K I N H T E ^
So 254, Thdng Mffdi Hai ndm 2011 ICOMOMK; oc\^ioi>MiM rn
Bdng 2. Ket qud Udc IffQing dnh hffdng cda cac yeu to den gia dit vung ven
Bien so (1) Hang so C
TNHAPDATTHOCU
TNHAPDATVUON
KCTRUNGTAM
KCTHUONGMAI
KCTRUONGHOC
KCDUONGCHINH
MATTIEN
NGUONDIEN
NGUONNUOC
ONHIEMNUOC
ONHIEMKHONGKHI
ANNINH
KYVONGGIA
QUYHOACHTREO
LOAIDOTHI So quan sdt (N) R^
R^ dieu chinh Kiem dinh F Prob(F-statistic)
Bat tho cff (2) 4.579,852
(8,389) 0,002 (0,665)
- 0 , 0 1 7 "
(-2,133) -0,090*
(-1,650) - 0 , 2 8 1 * "
(-8,494) -0,103 (-1.531) 6 1 5 , 5 0 1 * "
(3,863) 604,660 (1,276) 36,086 (0,241) -197,356**
(-2,447) -17,489 (-0,158) -462,383***
(-6,250) 49,298***
(2,707) -599,321***
(-3,457) -470,781***
(-8,626) 1.620 0,340 0,332 34,189 0,000
Dat vffdn (3) 1.040,406
(5,061)
-0,001 (-0,948) -0,003 (-1,009) -0,019*
(-1,805) -0,011 (-1,214) -0,095***
(-4,384) 162,807"*
(2,993) -51,912 (-0,304) 106,299"*
(2,898) -3,457 (-0,192) 36,445 (1,066) -27,679 (-1,193) -5,573 (-0,912) -100,642"
(-2,500) -57,354***
(-2,724) 472 0,305 0,275 6,812 0,000 Ngudn: Ti'nh toan td so lieu ti/ khdo sat 2008-2010.
Ghi chii: *: mufc y nghTa 10%; **: mdc y nghTa 5%; va
***: mdcy nghTa 1%.
Biln phu thudc: GIADAT - Gid dd't thffc t l mua bdn (1.000 dong/m'^)
Trong so cdc biln do Iffdng mffc d^ d nhiem chi cd biln ONHIEMNUOC cd hd so vdi dd'u dung nhff ky vgng d mffc ^ nghia 5% trong khi biln ONHIEMKHONGKHI cung cd he so am nhffng lai khdng cd y nghia thing ke vi thffc t l cho thiy d nhiem khdng khi thudng khd cam nhdn, trff phi rd't nghiem trgng. Kit qua Udc Iffdng cdn cbo thiy tinh hinb an ninh Id ylu t l quan trgng dnh hffdng din gid d i t tho cff do biln ANNINH cd bd s l dm d mffc y nghia 1%, nghia Id d i t d nhffng khu vffc cd an ninh t i t hon se cd gid cao hon.
Ba biln cdn lai d cdt 2 (dd Id KYVONGGIA, QUYHOACHTREO vd LOAIDOTHD deu cd he s l vdi diu dung nhff ky vgng cung d mffc y nghia 1%. Ddng luu y n h i t Id bien KYVONGGIA. Ky vgng ve sy tang len ciia gid dat xuit phdt tff thdng tin ve cdc dy dn diu tff phdt trien he thong k i t ciu ha ting, sy ra ddi ciia cdc trung tam thuong mai, khu hdnh chinh, khu dan cU, khu cdng nghiep, trUdng hgc. Nlu ky vgng gid dit tang thi nhflng ngffdi giao dich tren thi trUdng d i t dai se chip nhan gid cao hon. Tuy nhien, thffc t l cho t h i y cdc thdng tin ndy trong nhieu trffdng hop Id khdng chinh thd'ng md chi dffgc truyen mieng va ddi khi bi thoi phong bdi ddi ngu "cd" d i t nham kiem lgi cao hon. Bit chap dieu dd, nhfliig thdng tin ndy lai lan truyin nhanh, tdc ddng din tdm ly cua nhieu ngffdi, ldm xuit hien hidn tffgng "Iffdt sdng" d i t dai vd khie'n cho gid d i t tdng cao qud mffc, thdm chl cd the dan din sff sup do ciia thi trffdng d i t dai. Vi vdy, viec minh bach hda thdng tin lien quan den quy hoach vd phdt triln be thing k i t ciu ha ting Id ylu to quan trgng d l ldm ldnh manh thi trffdng d i t dai.
Kit qua ffde Iffgfng ciing khang dinh quy hoach
"treo" se ldm giam gid d i t t h i cff bdi ngffdi sff dyng d i t khdng the khai thdc d i t dl smh lgi hay chi cd t h i bdn khdng chinh thffc vdi gid t h i p bdi biln QUYHOACHTREO cd he so am d mffc y
GIA BAT DQNG SAN TAl VN
15
PHAT TRIEN KINH Tfe So 254, Thdng Mffdi Hal nam 2011
nghia 1%. Cud'i cung, biln LOAIDOTHI cung cd gid dit xuit phdt tff nhffng thdng tin dung d&i he sl am d mffc <f nghia 1%. Kit qud ndy rit phu cung nhu cdc thdng tin "do", khdng chinh thing hgp vdi thffc t l Id mli khi dd thi dffdc xip hang nin cd tbi ldm mdo md thi trffdng dit dai vd cao bdn thi gid dit d dd sd tdng, kl cd gid do mang Iai lOi ich khdng chinb ddng cbo m^t b^
Nhd nffde quy dinb vd gid thi trffdng. phdn ngffdi tham gia giao dich trdn thi trudng.
Dd'i vdi dd't vffdn (c|t 3 ciia Bdng 2), cdc biln Do dd, dl ldm Idnh manh thi trffdng, cdc thing anh hffdng din tinb thudn tiln trong vi^c dffa tin cin phdi minh bach (nhit Id edc thdng tin v^
san phim tilp cdn thi trffdng {KCTHUONGMAI, quy hoach) dl dit dffgc dinh gid ddng vdi gid tri MATTIEN vd KCDUONGCHINH) vd chdm sdc cua nd.
cay tring (NGUONNUOC) cd h i s l vdi dd'u dung Bdi vilt cung cho thiy quy hoach "treo" cd tdc nhff ky vgng d cdc mffc ^ nghia lan Iffgt Id 10% vd dung tilu cffc dli vdi gid dit vung ven. Ddng lifu
1%. Cung gilng nhff dli vdi dit thi cff, gid dit ^ Id biln tffgng quy hoach "treo" vin cdn khd ph6 vffdn ciing chiu dnh hffdng ciia biln d nhilu dia phffong thu|c DBSCL. Do do, QUYHOACHTREO vd LOAIDOTHI bdi hai biln cin xda quy hoach "treo" Cd mdt s l gidi phdp ndy deu cd he s l dm d cdc mffe y nghia Id 5% vd cho vi$c ndy. Dd Id cin loai trff tff duy cip tdp do 1%. thi hda bkng mgi gid md khdng tinh din chiln ji* iA ^^^^ ^ ^^- ' ^ *^'^y "^y khiln eho dit dai bi quy
4 . K i t lii$n v i dS x u i t ^^^^^ ^^^ j ^ ^ ^^^^ ^ ^^ ^^ y^^ ^^ ^^^
Bdi vilt cung cip thing tin thyc t l vl gid dat khd thi, dan din biln tffgng quy hoach "treo" va vung ven d DBSCL doi vdi ba loai dit, dd Id dit nhilu h | qud khd Iffdng vl kinh te vd xd hdi. Cac tho cff, dit vffdn vd dit rudng. Cu the, gid dd't tho tbdng tin ve quy hoach can dffdC cdng khai vd khi cff binh quan Id 2.067.000 dlng/m^ (1.620 quan cd sy thay doi thi ngffdi hi anh hffdng phai diiJC sat), dit vffdn Id 651.000 dlng/m^ (472 quan sdt) bilt vd ed y kiln phan bien. Hien nay, viec quy vd dit rudng Id 262.000 dlng/m'^ (125 quan sdt). hoach nhff the' ndo vd se dffOe thffc hien ra sao Do so quan sdt ldn nen nhffng thdng tin ndy khd thi ngffdi dan hodn todn khdng diiOc biet. Do do, phu hgp vdi thye t l vd bOU ich dd'i vdi cdc co quan mdt so cdn bd bien chat ed dip nhung nhieu ngU&i quan ly nhd nffde, cdc nhd diu tff vd ngffdi sff dan vd khdng it doanh nghidp kinh doanh dia oc dung dit. tranh thii co h|i dl true ldi, gay khd khdn cho Bdi vilt Cling ffde IffOng anh hffdng ciia edc ylu ngffdi ddn. Cin khic phue tinh trang vd cam, to din gid dit vung ven d DBSCL dd'i vdi dit thi thii'u trdch nhigm cua mgt bg phdn cdn b | cd lien cff vd dit vffdn. Kit qud ffde Iffong cho thiy gid quan din quy hoach nhff mgt so trffdng hop ma dit tho cff chiu anh hffdng ciia cdc ylu t l phi chinh cdc ed quan nhd nffde da di thu hoi dit cua ndng nghidp nhff khoang cdch din khu trung dan dl giao cho edc nhd diu tff, trai vdi qiQ^ dinh tdm, khu tbffong mai vd trffdng hgc. Ddc bigt, vi ciia Ludt dit dai Id Nhd nffde ehi thu hoi dit khi tri mdt tiln ciing nhff tinh hinh an ninh se ldm cd nhu ciu sff dyng dat vdo muc dich quIc phdng, tdng gid tri cua dit. Ddy Id cdc ylu t l "thffc" dnh an ninh, ldi ieh quoe gia, loi ich cdng cgng va hffdng din gid dd't vung ven, do dd vile phdt phdt triln kmh tl. Cin xiy dUng he thong luat trien he thing kit ciu ha ting, cdc ti^n Ich phyc quy hoach dd thi hodn cWnh de phdn dinh ro vu dan sinh cumg nhff phuc vu cdc boat ddng san quyln han vd trdch nhiem cua cdc dli tffcttig xuit - kinh doanh vd dam bao an ninh se ldm tham gia thffc hien dy dn vd ed thi truy effu trach tang gid tri cbo dit dai d vung ven. nhigm khi ed sai pham. Ben canh dd, edc dia Kit qua ffde Iffgng cung eho thiy ky vgng gid phffong ein kilm tra thffdng xuyen vd gidm sat ldm tdng gid dit. Nhff da phin tich, ky vgng vl chat che vide thu hoi dat vd din bu cua chu diu
P H A T T R I E N KINH TE ^ So 254, Thdng Mffdi Hai ndm 2011 mo
tff d l trdnh hien tffgng chii diu tff keo ddi thdi r i t phu hgp vdi mdt due k i t tff thffc te, do Id gian de ep ngffdi dan bdn d i t vdi gid re, sinh ra "'muon gidu thi phdi ldm dffdng vd md chg" Dong mdu thudn d i n de'n khieu kien. thdi, gid d i t vffdn cung chiu anh hffdng tieu cffc Dd'i vdi dat vffdn, gid dat phu thudc vdo cdc cua quy hoach "treo", cbo thiy vide xda bd quy ye'u to tao ra tinh thudn lgi trong viec dffa sdn hoach "treo"' Id h i t sffc quan trgng. Cud'i cung, gid pham tie'p can thi trffdng. K i t qud ndy mdt lin d i t vffdn cbn biln dgng theo loai dd thjB
nffa khang dinh vai tro ciia he thd'ng k i t ciu ha tang vd cdc cdng trinh cdng ich phuc vu dan sinh vd cdc boat ddng san xud't - kinh doanh vd ciing
CHU THICH
[1 ] Ket qua kiem djnh cho thiy cac bien ddc Idp sd dgng trong m6 hinh Udc lugng cdc y l u to dnh hudng den gia da't tho cU CO h? so phdng d^i phUofng sai VIF la 1,43 n§n I<h6ng co hi^n tugng da c$ng tuyin giOa cac bien d$c Idp; tUdng tg, he so phong dgi phUdng sai VIF cua c^c bien d^c Idp sd dgng trong m6 hinh Udc lugng cac yeu to anh hudng den gia dat vudn la 1,60. Dong thdi, kiem dinh ;jf cung cho phep bac bo gia thuyet phUdng sai so du thay doi 6 mUc y nghTa 10%.
TAI LIEU THAM KHAO
1. Bastian, CT. (2002), D.M. McLeod, M.J. Germio, W.A. Reiners & B.J. Blasko (2002), "Environmental Amenities and Agricultural Land Values: A Hedonic Model Using Geographic Information Systems Data", Ecological Economics 40, tr.
337-349.
2. Benirschka, M. & J.K. Binkley (1994), "Land Price Volatility in a Geograpically Dispersed Market", American Journal of Agricultuial Economics 76, tr. 185-195.
3. Burt, O.R. (1986), "Econometric Modeling of the Capitalization Formula for Farmland Prices", American Journal of Agricultural Ecormmics 68, tr. 10-26.
4. Cavaihes, J. & P Wavresky (2003), "Urban Influences on Periurban Farmland Prices", European Review of Agricultural Economics 30(2), tr. 333-357.
5. Chicoine, D.L. (1981), "Farmland Values at the Urban Fringe: An Analysis of Sales Prices", Land Economics 57(3), tr. 353-362.
6. Featherstone, A.M. & T.G. Baker (1987), "An Examination of Farm Sector Real Asset Dynamics: 1910-1985", American Journal of Agricultural Economics 69, tr. 532-546.
7. Livanis, G., C B . Moss, V.E. Breneman va R.F Nehring, 2006, "Urban Sprawl and Farmland Prices," American Journal of Agricultural Economics 88(4), tr. 915-929.
8. Plantinga, A.J. & D.J. Miller (2001), "Agricultural Land Values and the Value of Right to Future Land Development', l^nd Economics 77, tr. 56-77.
9. Shonkwiler, J.S. & J.E. Reynolds (1986), "A Note on the Use of Hedonic Price Models in the Analysis of Land Prices at the Urban Fringe"! Isnd Economics 62, tr. 58-61.
10. Turner, M. (2005), "Landscape Preferences and Patterns of Residential Development', Journal of Urban Economics 57, tr. 19-54.
GIA BAT DQNG SAN TAl ^1^ 1 7
