( So II (124)-2013 ) TAI CHINH VI MO
Goi cihi trff 30.000 ty cho bat dong san:
Co" hoi va giai phap
Ths.Nguyen Dinh Hoan * Thi trudng bat dpng sdn Id
mgt bg phgn vd ciing quan trpng cua ndn kinh te. Trudc nhiing tdc ddng khdeh quan vd chu quan tir ngi tgi ndn kinh td md thi trudng bdt dpng sdn trong nhiing nam gdn ddy rdi vd khung hoang . Sy khiing hoang ay the hien rd ndt qua hai khia canh: tdn kho (thanh khoan) vd giam gia theo thdi gian.
Ve tdn kho bat ddng san:
tinh den hdt quy U nam 2013 tdn kho bat dOng sdn d Vidt Nam Id 108.773 ty ddng. Trong dd, tdn kho can hg chung cu Id 27.805 can, tuong duong 41.542 ty ddng, chidm 38,19%. Tdn kho nhd thdp tdng la 15.007 can, tuang duong 27.445 ty ddng, chidm 25,23%; tdn kho ddt nen Id 39.786 ty ddng chidm 36,58%. Day Id con so tdn kho rdt Idn, thd hign tinh thanh khoan cua thi trudng dang d muc thdp trong khi ngudn cung dang khdng ngimg gia tang.
Bdng 1: C o cau tfin kho bat dpng sdn quj' 11/2013
/..
w j . i | H i ^• Chung ci/
• Nhd thdp tSng " T i n kho flit n^n (Nguon: Bg Xdy dung)
* Dgi hgc Thuang mgi
Vd gid bdt dOng sdn: ed thd thdy, trong nhiing nam gdn ddy xu hudng giam gid la xu hudng chii dao cua thi trudng. Do sue mua thdp cOng vdi tdn kho cao da lara cho gid bdt ddng sdn syt gidm mgnh, cd nhirng khu vyc gid bdt dOng sdn da giam 40-50% so vdi thdi ky dinh cao.
Vi dy nhu: tai khu dd thi Duong Ndi A tren dudng Ld Van Luang gid bidt thy chi cdn 36 tridu ddng/m^ giam manh so vdi con so 80 tri$u ddng/m^ thdi diem dinh cao. Khu do thi Van Phu gia bat dpng san da giam 40% so vdi thdi didm nam 2010. Thj trudng chung cu ciing chung kidn nhidu cii sdc nhu: dy an Petro Vietnam Landmark cua cdng ty Cd Phan Dia 6 c Dau Khi tai quan 2, chi cdn 15,5 tridu ddng/m- thdp han tdi 35% so vdi muc gid ma cdng ty chdo ban Idn ddu la 21.360.000 dong/m^, Cdng ty Sai Gdn Mekong gidm gid 500 can hd du an An Tien tai xa Phudc Kicng, Nha Be, TP HCM tu 18 trieu dong mdi m^ xudng con 14,5 trieu, tuong duong giam 20%....
Dieu nay da lam cho buc tranh thi trudng bat ddng san Viet Nam ndi Idn gam mdu xam.
Trudc nhdng didn bidn bat Igi ciia thj trudng bat dpng sdn.
Chinh phil da ban hdnh nghi quydt 02 vd mgt sd gidi phdp thao gd khd khan cho sdn xuat kinh doanh, ho trg thi trudng, gidi quydt np xdu. Cy the hda tinh thdn nghi quyet 02 ngan
hang nha nudc da ban hdnh Thdng tu I1/2013/TT-NHNN ngay 15/5 vd viec vay vdn uu dai trong gdi hd trp 30.000 ty vdo thi trudng bat ddng sdn.
Theo dd; ddi tupng dupe vay vdn ho trp se bao gdm: ngudi mua, thud, thud mua nha d xa hpi vd thud mua nhd thuang mgi cd didn tich dudi 70 m^, gia bdn dudi 15 tridu ddng/m^; doanh nghidp la chu ddu tu xdy dyng nhd d xa hdi, nhd thuang mgi nhung dupe chuydn ddi cdng ndng sang nha d xa hdi.
Ngdn hang Nhd nudc ciing dn djnh 5 ngan hdng thuang mgi dimg ra td chuc cho vay hd trp lan nay, gdm: Ngan hdng Ndng nghidp vd Phat tridn ndng thdn Vigt Nam (Agribank), Ngan hang Ddu tu va Phdt trien Vidt Nam (BIDV), Ngdn hdng Cdng Thuang Vigt Nam (Vietinbank), Ngdn hdng Ngogi thuong Vidt Nam (Vietcombank) vd N^dn hdng Phat trien nha Ddng bang sdng Cuu Long.
Thdng tu cua Ngan hang Nha nudc neu ro, cac ngdn hdng trdn se ddnh 30 nghin ty ddng tu ngudn tdi edp vdn ciia Ngdn hdng Nhd nudc dd hd trg nha d cho cac ddi tugng du didu kidn theo quy dinh, uong dd ddnh tdi da 30% de cho vay ddi vdi cdc doanh nghipp Id chu dy an ndi trdn, vdi thdi hgn giai ngan tdi da la 36 thdng ke tu ngay thdng tucd hidu lyc (1/6/2013).
Ddi vdl thdi hgn cho vay, ddi
Tap chi nghien cuTu Tai chinh ke toan
TAI CHINH VT MO ( So 11 (124)-2013 )
vdi cac ddi tugng vay de thue, mua nhd tdi da Id 10 nam, ddi vdi doanh nghidp tdi da Id 5 nam. Day ciing la thdi han nhdn im dai vd ldi sudt ddi vdi hai nhdm ddi tugng noi tren, nhung khdng qua 1/6/2023. Ve lai sudt uu dai: Dinh ky vao thang 12 hang nam, Ngan hang Nha nudc se xdc djnh va cdng bd Igi muc lai sudt dp dyng cho cdc nam tidp theo, bang khodng 50% lai suat cho vay binh quan cua cac ngan hdng cho vay trdn thi trudng nhung khdng vupt qua 6%/nam.
Day thyc sy la mpt tin hieu vui mimg ddi vdi thi trudng bat dpng san ndi ridng va toan ndn kinh td ndi chung. Bang quydt dinh tren, chinh phii da cu the hda quyet tdm gidi cuu thi trudng bat dpng sdn sau mgt thdi gian dai ban bac va can nhac. Nhidu chuydn gia kinh td ciing nhu cdc nha dau tu ddnh gia cao quydt djnh nay va ky vpng day se la giai phap cham ngdi giiip phd bang thi trudng bat dpng san.
Tuy nlucn, sau 3 thang thdng tu dupe ban hanh thi tinh den cudi thang 9/2013 cac ngan hang da cam kdt cho vay 510 khach han^ ca nhan vdi sd tidn la 172 ty ddng; trong do, da gidi ngan cho 494 khach hang vdi du np 115 ty ddng, cu the nhu sau:
Ngan hang Thuang mai cd phdn (TMCP) Cdng Thuang Vidt Nam: Cam kdt eho vay 62,8 ty dong, trong dd gidi ngan 49,5 ty dong eho 108 khach hang;
Ngan hang TMCP Ngoai thuong Vipt Nam: Cam kdt cho vay 42,12 ty ddng, trong do gidi ngan 27,11 ty dong eho 71 khdeh hang; Ngdn hdng TMCP
Ddu tu vd Phat tridn Vidt Nam:
Cam kit eho vay 60,05 ty dong, trong do giai ngan 45,46 ty ddng cho 85 khdeh hdng;...
Ddi vdi khdeh hdng doanh nghiep: Hien nay sd doanh nghiep dupe edp hgn muc tin dung la 4 vdi du np tdi da Id 748 ty ddng, da gidi ngdn 44,46 ty ddng.
Cd thd thdy, sau 3 thdng trien khai: Cd tdc dp vd quy md giai ngdn tu gdi cim trg 30.000 ty deu hgn chl. Nguydn nhdn cua thyc trang tren Id d ddu? Vi sao mOt gdi uu dai quy md nhu vay lai cham di vao cugc sdng?
Nguydn nhan dau tidn cd thd nhac den la thu tyc hdnh chinh rudm rd: Dd tidp cgn dugc gdi hd trp 30.000 ty ddng tu chinh phii cdc ca nhdn phai cd giay chimg nhdn ciia chinh quydn dia phuang ve hg khdu, tinh trang nhd d, chiing minh thu nhap:
Sao kd bang luong, xac nhgn tu ca quan,.. cac thu tyc ndy hien nay thyc hidn bdi co quan cdng quydn con chdm chap, nhieu khd,... Idm cho cac cd nhdn c6 nhu cdu han chd tidp can. Ngodi ra, vigc ky kdt ba bdn giua ngan hang, ngudi mua nhd vd chu ddu tu hien nay chua thyc hidn tdt.
Viec ky kdt nay cdn phdi dugc sy ddng thuan vd iing hg tu ba phia. Mac du ngdn hang va ngudi mua nha da ggp dugc nhau nhung dd ky dupe vdi chu dau tu ddi khi cdn ca chang dudng ddi phia uudc.
Thu hai, tdi san bdo ddm cho khoan vay. Hidn nay vdn d l thd chap bang tai sdn bao ddm dupe cho Id nguydn nhan chinh ciia sy cham che. Thu nhdt, tdi sdn bao ddm ciia phuang dn vay vdn thudng chinh la can hg hinh
thdnh tu tuang lai. Ddi vdi tai sdn ndy, cdc ngdn hang ehi cap hgn muc tin dyng tdi da bang 50% gid tri tai sdn bdo ddm, cd bigt cd ngdn hang, cd dy an dupe vay tdi 70% gid tri nhung cdc trudng hgp ndy Id khdng nhidu. Didu nay dgt ra cho cac khach hdng vay vdn van de Id phdi cd tai san bdo dam bd sung cho khodn va^ trong khi hg dang di vay vdn dd mua nhd gid re thi Idm sao cd nhd, xe,.. dd ldm tdi san thd chdp. Ndu khach hdng khdng cd bd sung dugc tdi san bao dam thi dieu duy nhdt cd thi Idm vdi hp dd la tham gia vdo phuang an vdi sd vdn tii 30- 50% tuy dy dn (trong do chii ydu Id 50%). Vide tham gia vdn vao phuang dn Id mdt dieu can thiet nhimg vdi ty Id 50% gia trj can nha tuong ung vdi hang tram tridu ddng thi qud thuc khd vdi dai bg phan khach hang, Trd nggi tiep theo cua tdi san bao ddm dd chinh la vigc the chdp cheo. Hdu het cdc dy dn bat dgng sdn d Viet Nam hidn nay ddu vay vdn ngdn hang. Chii dau tu thudng lay chinh dy an minh ddu tu de lam tai sdn thd chap.
Do vgy, neu khdeh hang vay vdn ngdn hang md dimg chinh can hp do lam tdi sdn thd chdp thi doanh nghidp cdn phai thyc hidn gidi chap vdi ngdn hdng cho vay xay can hp ddng thdi ngudi mua nhd thyc hidn thd chdp vdi ngan hdng cho vay mua can hp.De thuc hipn dugc hai didu nay thi can ed mdt khodng thdi gian nhat dinh dupe ggi Id dg tre. Dp tre ndy nhanh hay cham Igi phg thupe vao timg ngan hang va khdeh hang my nhien trong thdi gian nay, cdc ngdn hang se phdi giam muc cho vay ddi vdi chii ddu tu md chua cho vay dupe
^ o > Tap chi nghien ciifu Tai chinh ke toan
( Soil (124) - 2013 ) TAI CHINH VI MO
vdi cd nhan mua nhd. Chinh vi the gay khd khan ve ddng tidn cho doanh nghiep.
Thu ba, ve thu nhgp. Doi vdi mOt can hO c6 didn tich 70 m^ vd gid ban dudi 15 tridu ddng/m^
thi ciing cd gid khodng 1 ty ddng. Khodn tidn nay ndu cho vay vdi gid tri 70% vd thdi gian tm dai la 10 nam thi mdi nam ngudi mua nhd phdi trd 70 tridu ddng ehua kd tidn Iai. Ddi vdi ca nhdn thi con sd nay Id tuong ddi Idn sau khi trii di cdc khodn chi phi sinh hoat cdn ddi vdi gia dinh tre ndu c6 con thi hai vg chdng phai cd thu nhgp tu 20 trieu ddng/ thang sau khi tni chi phi sinh hogt mdi hi vpng tra du ng ngan hang. Rd rang day Id mgt muc thu nhgp trong ma ddi vdi nhieu ngudi trd hidn nay. Do do, khi thdm dinh ve phuang an tra np da cd rdt nhidu khdeh hang khdng dap dng dupe ngudn trd ng.
Thu tu, bdt cgp tu vi tri cde du dn. Ddnh rang, mua nhd xd hdi, thu nhgp thdp khdng thd ddi hdi cdc dy an d tmng tdm hay nOi thdnh dupe nhung cde dy dn dap ling dupe nhu cau vay vdn hidn nay Iai cd nhimg vi tri qua xa nhu d Thanh Tri, Hoai Ddc, Qude Oai, ... nhu dy an An Khanh, Tan Tdy Dd,...day Id nhimg khu vyc hg tang ehua phdt Uidn, kit noi vdi trung tam hgn chd trong khi ddi tugng vay vdn thudng Id ngudi tre nhihig ngudi ndy thudng lam d trung tdm thdnh phd vd mong mudn mdt cugc sdng sdi dOng...
Tu nhiing nguydn nhdn vd hgn chl trdn, de gdi cuu trg 30.000 ty ddng di vao thyc tien vd thyc sy trd thdnh ngpn lua Idm tan bang thi trudng bat dpng
sdn thi can thyc hidn nhanh chdng, quydt lipt vd ddng bg cde gidi phdp sau:
Thir nhat, hodn thidn thu tyc hanh chinh, tgo didu kien ky ket ba ben phyc vu khach hdng.
Nhd nudc can nhanh ehdng ban hdnh cdc mdu bidu, thdi ban gidi quydt thii tyc xdc nhdn mua nhd tai dia phuong, doanh nghigp doi vdi cdc cd nhdn mua nha. Cd ca chd, chinh sdch hd trg van dOng chu ddu tu ky kdt ba bdn cdc dy dn, thgm chi cd cde ehe tai xu Iy ddi vdi cdc chu ddu tu gay cham che, nhieu khd va khd khan cho ngdn hdng va ngudi mua nhd.
Thir hai, nhung dy dn nha thuong mgi chuyen ddi cdng nang sang nhd xa hdi can thidt phai ddy nhanh tidn dp chuydn ddi. Nhd nude can chii dOng Cling doanh nghidp thyc hidn nhanh ehdng, quyet ligt vide chuydn ddi nay dd tang ngudn cung cho thi trudng.
Thir ba, giai c^uydt nhimg vudng mac trong van dd tdi sdn bdo ddm nhu nang mde thd chdp bang tai sdn bdo ddm tgi ngdn hang cho vay Idn mue 70%
(hidn nay phd biln la 50%), cd the xem xet cap them hgn muc cho vay bdng tin ehdp ddi vdi cdc khach hdng chiing minh thu nhgp cao, dn dinh vd chac chan nhu: Qudn dOi, cdng an, lam vide tgi doanh nghidp, tap dodn Idn,... Phdi hgp ehat che quy trinh gidi chap tai sdn bdo dam ciia chii dau tu va thd chdp tdi sdn bdo dam ciia ngudi mua nhd de day nhanh tdc dO hodn thign thii tyc ndy, gidm dO trd vd ddng tien cho khdeh hang, trdnh gdy nhimg khd khan ve tai chinh cho cac bdn.
Thir tu, kdo ddi thdi hgn uu dai. Hipn nay vdi thdi hgn uu ddi tdi da Id 10 nam se lam cho ngudi mua nhd vd ngdn hdng ggp khd khan khi lgp Ijch trd np. Vdi thdi hgn ndy, binh quan ngudi mua nhd se phai cd mpt thu nhgp tuong ddi Idn dd trd dii gdc vd Iai.
Trong khi d6, vide tdng thdi hgn uu dai Idn 15 hodc 20 nam se gidm dp lyc tra np rat nhieu.
T h v nam, md rgng ddi tugng vay vdn ngdn hang. Hidn nay cdc can hO dugc vay vdn chi la can hd cd didn tich dudi 70 m^
vd gid bdn dudi 15 tri$u ddng/m-. Vdi nhimg dy dn ndy thi chu yeu la d xa va chua hodn thdnh. Do dd, ngudn cung cdc dy dn ndy hign nay dang hgn che. Chinh phu cd thd tinh todn ndi Idng dieu kign cac dy dn nhu gid bdn dudi 18 uidu dong/m^ vd dign tich dudi 80 m^ thi se Idm tang ngudn cung cdn hp ddp iing rdt Idn. Khi ay cung vd cdu se gap nhau, giao dich tang vd gdi giai ngan se thyc su hidu qud.
De giai quydt van de suy gidm eua thi trudng bdt dpng sdn can rat nhieu cac gidi phap vd quyet tam ciia cd xa hgi. Trong dd, gdi ciiu trg 30.000 ty dong dugc coi la ciiu cdnh ban ddu ddi vdi thi trudng. De gdi cuu trg ndy thyc sy hidu qud va cd sue Ian tda cdn nd lyc rdt Idn tu nhd nudc, doanh nghidp vd ngudi tidu diing.
Hi vpng, trong thdi gian tdi nhimg anh hudng tich cyc cua gdi cuu trp trdn se mang Igi sue sdng mdi cho thi trudng.
Tai lifu tham khao:
Tgp chi Tdi chinh Website:
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