o 6 l MCfl QUAN LY
o A u TU" P H A T T R I E N BAT O O N G S A N C H U Y E N N G H I E P d NlJCiC TA
TS. D O A N DL/dNG HAI
K h o a K i n h t l v a Q u a n ly X § y d i i n g , t r L / d n g D H X D
Gan k^ trdch nhifim, quy^n Ifli cua Ban puSn ly dtf ^n vdi chat !i/dng bat dong sSn, (Jac biet la hieu qua kinh t6 cua dtf
^n b^t dOng sSn dang 1^ moi quan tarn cda cac cd quan quSn ly nha nude cung nhu cua nhieu doanh nghiep 6kii ti kinh doanti bit dSng san. Qk tir phat trien bat dfing s3n Development vdi mo hinh tfl" chiJc quan 1^ chuyen nghiep da gidi quy^t t i t v^n 6h nSy. Olympla & York, Donald Trump la nhijng Development thanh cong nhSt theo mo hinh nay.
Khai niem ve dau tu" phat trien bat d d n g san chuyen nghiep Development
"Developmenf (td t i i n g Anh develop - phat trien) la hoat dgng quan ly dau tU, phat trien bat ddng san (BDS) chuyen nghiep trong s u i t "ehu ky sdng" cua BDS t d khi xay dung y tudng d I u tu, to chUc thuc hien dau tu, khai thac van hanh cho den het thdi han s d dung edng tr'mh BBS. Hieu qua kinh t l - tai chinh cua d4u t u phat trien b i t ddng san chuyen nghiep so vdi phuong thUc quan ly truyen thdng duoc cac cdng ty d I u t u phat trien b i t ddng san chuyen nghiep Idn tren t h i gidi due k i t nhu sau: - Thdi gian xay diftig giam dugc 7-25%; - Hao phi lao ddng giam 5-15%; - Gia thanh xay dung giam 10-20%.
B I U t u phat trien bat ddng san chuyen nghiep cd 2 dang chinh- T u v i n d I u t u phat tnen b i t ddng san chuyen nghiep (Fee-development) quan ly thuc hien du an dau t u theo hinh thdc "hop ddng tron gdi" va cd the ddng thdi thuc hien cac chUc nang, nhu marketing, tiep thj ban hang, quan ly d u an va quan ly khai thac.
T u vdn d I u t u phat trien bat ddng san chuyen nghiep khdng chiu rui ro tai chinh do khdng true tiep gdp vdn ma duuc chu dau t u tra cdng theo ty le gta tri cdng trinh. Khac vdi t u van dau tu phat tnen bat dong san chuyen nghiep, nha dau t u phat trien bat dpng san (speculative development) tham gia gdp vdn vao dU an, ddng thdi xay dung md hinh tai chinh, quy hoach sd dung v i n va tdi uu hda cac ngudn vdn: v6n t u cd, cac khoan dau tu, cac khoan vay, tien tra trudc cua khach hang...
ChUc nang, nhiem v u d I u t U phat trien b i t d p n g san chuyen nghiep Development
Dau t u phat trien bat ddng san chuyen nghiep cd the duoc COI la td hop cac chu the bao gdm. chu d I u tu, ban quan ly d u an (BQLDA), tdng t h i u , cdng ty quan ly khai thac bSt ddng san, cac cdng ty tu van...
Nhu vay, giai doan thuc hien d u a n (xay mdi, cai tao) chi la mdt phan (khdng phai la phan phUc tap nhlt) cua d I u tu phat tnen b i t ddng san vi muc dich chinh cua dau t u phat trien bat dong san ia nhan duoc loi
nhuan. y tudng d I u t u c d the la eua chu d I u tu, nhuTig thdng thudng la eua cac n h ^ d I u t u phat t r i l n b i t ddng san. B e xay dung c h i l n luoe va k l hoach d I u t u b i t dgng san, nha d I u t u phat tnen b i t dgng san phai r I t am hieu v l thi trudng b i t ddng san, n i m vdng quy luat va xu hudng phat trien thi trudng, cac y l u td cung - c l u , canh tranh... N I U nhu trudc kia quan ly khai thac BBS chu y l u la quan ly hanh chinh va quan ly ky thuat thi trong n I n kinh l l thj trudng hien nay, chdc nang quan trgng nhat cua quan ly khai thac BBS la quan ly kinh doanh.
Nghien ctni \
t Cae edng viee \
thi4i ke / TlnK hien \
\
1 xiydifltgyttj&ngdi/an, 2 phan tich thi Inrang BBS, 3 li/a Chan d o diem, di/ an BBS, 4 xay dung chi4n IIKK. k4 hoach diu tw dir 6n, 5 phan lich dau ttr,
6 c^cthutucgiayl&, GPXD
*
) li/achontwvSnlhi4tke, 2 It/a chon tir vin 0«4l kecxTsa, ky IhuSt 3. tS chiK va soan Ihio ke hoach t^i chinh, dp
1 tochifcdauthaucachangnyucxaydi/ng, 2 c^c cdng vide xay lip,
3 lip dai he thong ky Ihual. may moc. trang thief
* \ ^
Khaiihae. \
1 marketing va kinh doanh BDS.
2 ngtiiem thu. bao tn BDS. he lh6ng ky thuat va may moc Ihiet bi,
3 ciilao phat tnen BDS.
Hinh 1 : Nhiem vu - chdc nang chinh Development theo chu ky sdng cua Dd an diu td BDS
Mdt sd nhiem vu cu the cua quan ly kinh doanh nhu sau: dieu phdi cac hoat dgng quan ly, ky hop ddng va gia han hop ddng thue BDS, t u v i n mua - ban BBS, soan thao c h i l n luge marketing, cap nhat thdng tin phuc vu cho muc dich quan ly, t u v i n d I u tu, chinh sach gia, nghien cUu thi trudng, quan he vdi ngudi thue... Muc dich cua quan ly kinh doanh la tdi da hoa Igi nhuan, gia tang gia tri BDS quan ly va giam thieu cac rui ro cho quan ly BDS. Quan ly kinh doanh ddng vai trd quan trong trong t i t ca cac phan khuc cua thi trudng BBS' xay dung nha d, trung tam thuong mai va
PHUIRMPIII^i'^, r N G U a i X A Y DlTNG SO T H A N G 3 & 4 - 2 0 1 7
D A U T l / PHAT TRIEN BAT D O N G SAN...
van phdng eho thud. Khac vdi ban quan ly d u an, development con cd chdc nang r I t quan trong la chde nang kinh t l - tai ehi'nh: lua chgn dUan d I u tu, kdu ggi d I u tu, gdp vdn, dam bcio vdn thuc hien d u an.
Tin dung cho dir an d I u t u
Cd n h i l u hinh thCic tin dung eho d u an d I u t u , nhung thdng thudng cd 3 hinh thdc sau:
1. Tin dung n g i n han (finance) do ng§n hang thudng mai cho vay;
2. Tin dung dai han (funding) do cac quy huu tri, quy bao h i l m hay ngan hang t h i c h i p eho vay - nha d I u t u c h i l n ludc;
3. K i t hop tin dung n g i n han vdi tin dung dai han.
Vdi mo hinh nay. ng§n hang thUdng m?i, nha d I u t u phat trien b i t ddng san/chu d I u t u va nha d I u t u c h i l n lucre ciJng ddng thdi ky hop ddng tin dung ba Ben. Md hinh tai chinh nay eho phep cac bdn tham gia giam d^ng k l rui ro khi thuc hien d u an:
- Nha d I u t u phat then b i t ddng san va ngan hang thuung mai nhan duuc dam bao r i n g khi t i t ca c^c d i l u kien cua Hop ddng tin dung duoe thuc hien thi nha d I u t u c h i l n lupfc (Quy d I u t i ^ se d p ti'n dung dai han, nghTa la "mua lai" ncf (hop dong cho vay tin dung) cua ngan hang thuong mai vdi tai san t h i c h i p la BDS hinh thanh trong tuong lai;
- Nha d I u t u c h i l n luoc (Quy d I u tu) nhan dugc dam bao cCia ngudi vay (nha d I u t u phat trien b i t dgng san) va ngan hang thuung mai rang, tin dung d u an se do hp d p ; d i l u nay cho phep hg k l hoach hda hoat ddng cua minh, tranh dugc rui ro phai tim k i l m noi d I u t u a n toan.
Ngan tiSng TM (tin dung ngan han)
IHOP BONG TiN DUNG
\ /
Quy dau tir(tin dung dai han)
ChiJ flautu/Develop
Du an - Development
Hinh 2, M6I quan he ba Ben glQa ngan hang thUdng mai, d'au tu phat tridn bit dong san va nha dau td chiin idOc dong tai trd tin
dung ddan dau tUphat tnen bit dong san Dau t u phat trien b i t d o n g san va ap d u n g m d hinh d I u t u phat trien bat d o n g san d n u d e ta
Hoat ddng dau tu phat tnen bat dgng san cd tinh he thdng cao, bao trum s u i t "chu ky sdng" cua du an, vi the uu diem noi troi cua d I u tu phat trien b i t dgng san so vdi phuong thuc quan ly t r u y l n t h i n g la,
- Chju trach nhiem hoan toan cho k i t qua cong viec, hieu qua d u a n ;
- Dong bg tdi da cac dich vu/san pham;
- Tdi da hda hieu qua tai chinh cua du an;
- 0 a m bao c h i t lupng c6ng trinh.
D I U t u phAt tri^n b i t ddng sSn \k mo hinh quan ly d u a n , phat t r i l n b i t ddng sSn, quan 1]/ khai thdc bit dgng san c6n mdi me d nude ta hien nay. Mac dIu v§y, cac edng ty b i t dong sSn theo mo hinh d I u ti;
phat trien b i t ddng san nhu CBRE, Savills, Knighs Frank hay Vingroup dang hoat dpng r I t hieu qua 6 Vidt Nam. Chi phi cho djch vu d I u t u phdt t r i l n bit dgng san cua edc edng ty tren cung r I t cao (khoSng 15-20% doanh thu) vi t h i chi cd cae d u an thUdng mai s d dung ngudn vdn khdng phSi vdn ngan saeh, cd quy md icfri mdi ed kha nang sCrdung ckc dieh vu nky.
Cac d u an cd t d 3 0 % vdn ngan sach trd len chju sy d i l u t i l t cua cdc van ban phap quy Nha nude v l quSn ly djnh mdc chi phi d u a n , vi t h i ckc d u a n nay khdng cho phep thud cac dieh vu t u v i n t i n kem. NgcSI ra, djnh mdc Nha nude v l ehi phi quan ly d u an cung quy djnh cdng v l ty le % cae ehi phi dijoc phdp. Trong 66 p h l n Idn chi phi dUdc tap trung cho kh§u thuc hien dy an, con p h l n q u y l t djnh d i n hieu quci d u an d I u tir nhu nghien cdu thj trudng, xay dung y tudng d I u tu, t i l p thj san pham thi ed ty le % chi phi khdng dang ke.
Chtnh nhumg b i t cap nay dang ban c h i cac d u kn dlu t u cd vdn NgSn sach Nha nudc kp dung cac phudng thdc quan ly d u an tien t i l n va hidu qua hun.
Thuc t l thj trudng b i t dgng san nudc ta trong nam 2010 va trong thdi gian tdi cho t h I y can eSn cung - c l u da nghieng v l ngudi mua. B a y la mot thuc t l phij hpp vdi n I n kinh t l thj trudng, no ddi hdi cac chii dIu t u cang phai tim hieu cac phudng thdc quan ly dir ^n hdu hieu hen nUa, quan tam d i n ngudi mua nhilu hon niJa. Cac chdc nang cua d I u t u phat trien b i t dpng san, nhu nghien cdu thj trudng, marketing, t i l p thj ban hang, kinh t l - t a i chinh, quan ly d u an, quan ly khai thac ngay cang dugc cac chu d I u t u chu trong hdn.
D l y t u phat trien b i t ddng san la hinh thdc quSn ly d I u tu, phat then b i t dgng san vdi nguyen t i c , chuc nang - nhiem vy mdi phu hgp vdi n I n kinh t l thj trudng thdi ky hpi nhap d nudc ta.G
Tai lieu tham khdo:
1 Kinh ti diu tifxay di/ng GS.TSKH Nguyen Van Chon. NfiS mi\
ban xay tiling 2003
2 Cac PMU cua Bo GTVT: Jhoat canh "chu hd". Lao flong so 25 Ngay 30/01/2008.
3. Xuan Vu. VnecQnomyvn/home/tin-tuc/O/5/66207/doanh - ngtiiep/pmu-truoc-nguy-co-chay-tui,htm - 78k.
4 Pham SyUem. hsselm-"PMU nen chuyen thanh cdng tytiS van"
5. flesenonMeHT. Hop, o6meM peflaKUMeii npocj). M. M.
Masypa.- M. H3fl-Bo3KOHOMWKa, 2 0 0 4 - 520 c.
6. BKOHOMUKa M ynpaa/ieHne He/iBM>KMMOCTbio. yi-)e5HHK Afia BysoB. nofl o6mefi peflaKUMeii npocfi n.r. TpaGoBOro- M„M3fl-B0ACB, 1999- 557c.
N G U d i XAY DLfNG SO T H A N G 3 & 4 - 2 0 1 7 |
