Kinh nghiem qudc te v l von hoa dat dai
TH.S. PHAN XUAN LINH
Trong dieu kien kinh le thi trirang, vdn hda ddt dai kich thich viec sir dung ddt mdt each hieu qua thdng qua hgch todn bang lien gid tri trao ddi ciia ddt. Mudn vdn hda ddt dai.
phdi cd cdc dieu kien phdp Iy cdn thiet cho phep trao ddi ddt nhu hdng hda. cdn ed thj trudng bdt dgng sdn van hdnh ticang ddi thdng sudt, cdn phdt trlen cdc hlnh thirc td chirc sdn xudl kinh doanh hgch todn gid tri cita ddt vdo vdn... Nhung dieu kien ndy &
nu&c ta da xudt hien nhung chica thudn lal cho vdn hda ddt dai. Trong khi do. huy dgng tdi da ngudn lire lal chinh tir ddt dai phuc vu phdt trlen kinh te la yeu cdu cdp bdch cua nu&c ta hien nay eimg nhu cdc ndm sdp tai. De gdp mgt cdch nhin khdch quan ve cdc dieu kien von hoa ddt dai. bdl viet gi&l thieu kinh nghiem tgo dung dieu kien cho vdn hda ddt dai & mgt sd nir&c, tic do rut ra bdi hgc cho Viet Nam.
Tir khda: Vdn hda ddt dai, ddt dai, thi truang bdt ddng sdn
1. Kinh nghiem xay d u n g khung p h a p ly tao dieu kien cho thirc hien von hoa dat dai d niQt so quoc gia
/. /. Tnr&ng hop Thuy Dien
Quyen sd htru dat d Thuy Dien dugc quy dinh lai Bg lual Dat dai nam 1970. Trong Bg luat nay, dat dai d Thuy Dien dugc chia thanh nhung dan vi bat ddng san va dugc ghi trong so dang ky bat dgng san. Quyen eua ngudi chu sd hu'u dat d Thuy Dien dugc quy djnh la quyen chiem hxiu va su dung doi vdi tung thira dat iheo khdng gian ba chieu bao gdm mat dat, khoang khong gian tren mat dat (ca trong nha
Sff Khoa h^c & Cong nghf hnh DSk U k
va tren khong), dudi long dat. Theo luat phap ciia Thuy Dien, dat dai cd the thude sd hu'u cua nhieu chii khac nhau nhu dat thugc sd him ciia nha nudc trung uang, ciia chinh quyen tu trj dia phuang hoac ca nhan. Ngudi chu dat co cac quyin: Quyin cho thue (co the Ien den 50 nam, CO thl chi cho thue khdng gian cua toa nha);
Quyin thong hanh dia dich (tire quyen di qua, quyin hiru han su dung 16 dat khac cho nhimg muc dich ket noi va dan tdi Id dat eo quyen sd huu); Quyin thl chap. Cac thua dat vdi tu each d l i tugng ciia nhimg quyen ciia chii sd hihi co thl bi thay doi trong qua trinh hinh ihanh dia chinh theo luat dinh.
Cac quyen doi vdi bat dgng san cd the dugc chuyin nhugng, cho lang, thira ke hay nhimg
NhQng vin de KINH Tt VA CHJNH TRI THt GIOI So 7(207) 2 0 1 3 - 23
Kmh nghiem quoc le vb von hoa.. PhanXuanJjnh^
hinh thirc thoa thuan khac. Quyen su dung dai cung CO the hi thu hoi cho nhirng muc dieh cong. Trong trudng hgp chuyen nhugng, can phai CO hgp dong bang van ban giua cac ben, neu ro thua dat va gia ehuyen nhugng. Can cd 2 ngudi lam chimg xae nhan chir ky eiia ben ban.
Hgp ding hgp phap la nhu:ng hgp dong dap img dSy dii cac dilu kien tren. Nhirng quy djnh nay da tao Ihuan Igi eho cac giao djch thue, mua, ban dat cung nhu su dung dai.
Thuy Dien eung thiet lap dugc he thong dang ky dit dai hoan chinh. Theo do, dang ky nay co quan co tham quyen se cap giay phep chirng nhan quyin sd htru dat cho chii sd htru dat, gily phep nay, sau dugc ghi nhan vao so dang ky, se la bang chimg chimg thuc chii sd htru hgp phap ciia mgl 16 dat. Qua trinh dang ky bao gom viec kiem tra thii tuc chuyen nhugng va tinh hgp phap ciia giay phep dugc Nhii nudc bao dam.
Dilu nay co nghTa la bat cu ai dugc cap giay phep sd hii-u dat se dugc phap luat bao ve khoi bit cir xam pham nao trong nhtrng tinh huong dugc quy djnh trong luat. Qua trinh chuyen nhugng co the do cac ben lien quan giai quyet va khong nhat thiet phai co su Iham gia phap ly nao. Cong chiing vien khong lien quan den cac vu ehuyen nhugng va dang ky dat d Thuy Dien.
Dieu nay giiip cho he thong giao djch dat dai boat ddng hieu qua hem va it ton kem han.
He thong the chap d Thuy Dien bao gom vice dang ky the chap lai san. Viec dang ky se cho phep ngudi nam the chap co quyen thuc ep ban tai san. tich thu tai san de the ng. He ihong ihe chap co \ai tro rat quan trgng doi vdi cac ho?t dgng kinh le Thuy Dien va dugc ket noi chat che vdi he thong ngan hang tren co sd so hoa \icc dang ky. Nhung van ban the chap sc duge dua ra dudi dang du" lieu dien ttr va dugc luu giu Irong he thong. He thong ngan hang kit ndi se thu thap thong tin ve ngudi di vay, tinh trgng kinh le, ihu nhap... Nhtrng Ihong tin nay dugc cung cap cho ngan hang Irude khi ra quyet dinh cho vay.
Viec quy hoach su dung dat d Thuy Dien thugc trach nhiem ciia chinh quyen dja phuimg.
Chinh quyen dja phuang se phai long ghep lgi ieh quoe gia vao ngi dung quy hoach ciia minh.
0 Thuy Dien, nhirng khu vuc dae biet quan trgng vdi mdi trudng nhu viing duyen hai, viing chua phal trien va sdng ngoi luon dugc bao ve khoi su khai thae Iran lan. Cong lac quan ly Iheo viing, hat dam bao lgi ich ciia quoc gia dugc bao ve irong qua trinh thuc hien quy hoach.
0 Thuy Dien, dai dai dugc djnh gia theo co chl thj trudng, lire la gia hgp Iy eo the dugc tra nlu nhu tai san do dugc ban tren thj Irudng md.
Phuong phap nay doi khi dugc bo sung bang phucmg phap thu nhap va phuang phap chi phi nlu nhu viec liep can thong lin thi trudng thieu hut hoae khan hiem.
He thong dang ky bai dpng san la co sd cho viec djnh gia tai san. Mgt he thong gia ca dac biet dugc xay dung tren co sd cac thong tin ve gia ban quyen sd bdu dat, thong tin ve eae doi tugng (ihira dat) va cac thong tin ve moi quan h?
giira ngudi ban va ngirdi mua. He thong gia nay dugc ea quan djnh gia dat sii' dung de dinh gia long the bat dgng san phuc vu cho muc dich danh thue dudi dang ban do gia trj dat va cae bang gia xay dung, gia rimg, hieu qua dat... Co quan dinh gia dat se cung cap cac bieu gia nay cho ca quan thue de ca quan nay quyet djnh ve mire Ihue.
He thong gia eung duge co quan dja ehinh su- dung de dinh gia bat dgng san theo each chung dugc hinh thanh. Vi du, khi dat dugc ehuyen doi lir dang nay sang dang khac, va phuc vu cho viec tinh loan bdi thudng trong cac trudng hgp chinh quyen mua bat huge. Cudi ciing, he thong gia ca nay cung dugc cac cong ty lu nhan va cac tu van vien sir dung trong cac hoat dgng ban tai san, tin dung va quy hoach sii' dung dat'.
1.2. Trir&ng hffp Trung Qudc
Trung Quoc duy tri che do cong htru dat dai dudi 2 hinh thuc: sd hu'u loan dan va sd htm tap
' Nguy5n Dinh Bdng (chu bien, 2012): Quart iy ddt dai a ViC-t Nam. \ . X B . Chinh in QuftC gia. Ha Npi.
24 - NhOng vin di KINH Tt VA CHJNH TR| TH^ Gldl S6 7(207) 2013
Phan Xuan LTnh Kinh nghiem qu6c t l v§ v6n hoa...
the, theo do dai dai ndi thanh thanh phd thugc quyen sd hiJu ciia nha nudc, dat dai d nong thon va vimg ngoai d dd thi (ngoai nhimg khu dat do nha nudc quy djnh thugc quyen sd htru ciia Nha nudc), thugc sd htj-u tap the. Nhin chung dat d, dat trong trgt va dat doi deu thugc ve quyen sd hii:u ciia tap the.
Dat dai thugc quyen su dung ciia nha nude va ciia tap the nong dan deu eo the chuyen cho don vi hoac ca nhan sir dung Iheo phap lual. Ca nhan hoac don vi co nghTa vu bao ve, quan ly va sir dung dai hgp ly.
Dal dai Ihuge quyen sd hu'u ciia to chuc lap the nong dan do to chirc kinh te tap the xa hoac Uy ban nhan dan xa kinh doanh va thuc hien chirc nang quan ly nha nudc. Quyen sd htru ciia viing dat dugc cap cho to chirc kinh te tap the do eae tap the ciia to chirc kinh te hoac nhom nong dan trong \a phu irach kinh doanh va quan ly. Viing dat thugc tap the nong dan xa (thj Iran), do lap the eiia to chirc kinh te xa (thi Iran) do kinh doanh va quan Iy".
Tuy Trung Quoc khong thira nhan sd hu'u lu nhan doi vdi dat dai, nhung da co su thay doi ca ban ve phuang thuc thuc hicn quyen sd huu dat dai theo hudng tu nhan hoa cac quyen tai san dli vdi dat dai. Tren ca sd ket qua thi diem d mgl si thanh phi ldn nhu: Thugng Hai, Tham Quyin, Quang Chau... Hien phap nudc Cgng hoa nhan dan Trung Hoa, Luiit Quan Iy Dat dai 1986, Lual Quan ly Dll dai 1998, Dilu Ie lam thdi \ l trao, chuyen nhugng quyen sir dung dai sd hii-u d cac thanh pho, thi Iran eua nudc Cpng hoa nhan dan Trung Hoa nam 1990, Luat Quan ly tai san nha dll d thanh thi nudc Cgng hoa nhan dan Trung Hoa va Lual vl Quyen tai san 2007... da thira nhan viec dilu phdi dat dai theo quan h? ihi trudng, dat dai dugc coi la mgt Ioai
• Ludt Qudn ly Dili ilai mn'/c Cdng hda Nlidn clan Trung Hoa (Ban hanh (heo Nghi quyel Hoi nghj Uy ban Thucmg vy Oai hpi diji bieu nhan dan loan quoc K> hop Ihir 4, Khoa X ngay 29 ihang 8 nSm 1998, eo hi?u lire lir ngfiy 1 Ui:ing i nam 1999).
hang hoa, quyen tai san ciia ngirdi su dung doi vdi dat dai da dugc ghi nhan va bao ve nhu mgt loai tai san. Hien nay, viec chuyen nhugng quyen su dung dat d Trung Quoc dugc chia thanh 2 cap: Cdp thir nhdt la viec chuyen quyen su dung dat tir nha nudc sang mot chii the tu nhan; cdp thir hai Id ehuyen nhugng gitra cac chii the lu nhan vdi nhau.
1.3. Tru&ng hop ciia Australia Phap luat dat dai Australia chju anh hudng sau sac ciia he thong phap lual Anh. Luat Anh quoc dat trgng tam vao quyen chiem htru chu khong phai la quyen sd hti-u tuyet doi. Dat dai dugc phan bo dc sir dung thong qua hai phuang thirc chiem hij-u la cap dai va cho thue.
Xel ve hinh Ihuc sd hiJu thi co dat lu, dat thue, dat eong, dat vucmg quyen... Sd hiru dat dai dugc hieu la cac hinh thirc sd htru quyen tai san dugc phan bac theo so Iugng quyen lai san.
Cac chii sd huu quyen ve dat dai deu co quyen chuyen nhugng, cho thue (cho thue lai) va the chap, rieng quyen thira ke ehi ap dung doi vdi dat lu. Gia giao djch ve dai dugc thiet lap iheo thj trudng, tuy nhien gia thue dat cong phu thugc vao thdi ban thue eon Iai va thap ban gia dit tu.
Ngoai viec hinh thanh khung phap Iy lien quan den sd hiJu va cac hinh ihirc giao dich tren thi Irudng giao djeh dai dai thir cap, d Australia da hinh thanh mang ludi cac irung gian moi gidi, tu van phap luat, tu van gia ca, lu van mua ban, trac dja lu... nham h6 trg thj trudng. Nhd do, tinh chuyen nghiep ciia thj Irudng giao djeh dat dai thir cap dugc nang cao. CJ cac thanh pho ldn nhu Sydney, nhtrng cong ty hd trg thi trudng len tdi con sd hang nghin va co chi nhanh khap toan quoc, tham chi ca d nudc ngoai. Nhu:ng cong ty nay thuc hien mdt lugng cong viec rit Idn nham trg giiip thi trudng vdi vai tro trung gian giiJa nha nudc dai dien cho phap lual vdi ngudi mua, ngudi ban iren thj trudng. Toan bg cong viec do dac len so do manh dit cu the khi cap Giay chimg nhan quyen
NhOng vin di KINH T^ VA CHJNH TRj THt GICTI So 7(207) 2013- 25
Kinh nghigm quoc te v^ von h6a... Phan XuanLTnh^
d Bang New South Wales do cac eong ly trac dja tu nhan thuc hien.
Djnh gia dit d Australia da eo ljch sir phat triln lau dai. Tir cuoi nhtmg nam 1960 va dau nhtmg nam 1970, cac bang d Australia deu da xay dung Luat Quy djnh ve dinh gia dat. Tir do din nay, cac lual nay da dugc xem xet sira doi rat nhilu I5n, nhd do viec djnh gia dat ngay cang hoan thien ban.
(3 Australia ca 3 cap chinh quyen (lien bang, bang va dja phuang) deu co nguon Ihu lir dat.
Chinh quyin lien bang thu thul vin gia tang danh vao khoan chenh lech ve gia khi thuc hien cac giao djch va chi ap dung doi vdi bat dpng san thuang mai, khong ap dung doi vdi nha d ciia dan cu. Chinh quyen bang danh thue dat (chi tinh theo gia trj dat, dupc linh bang each liy gia ciia bat dpng san trir di loan bp chi phi diu tu phat trien) va ihue trudc ba (miic cao nhit la 5,5% gia trj chuyen nhugng). Chinh quyen dia phuang la nai quan ly eu the ve quy hoach va phat trien, xay dyng va thu thue sd hu'u tai san\
2. Kinh nghiem phat trien thi trudng bat d^ng san tao dieu kien kinh te cho von hoa dat dai
Cae nghien ciru khoa hpc Ihuc nghiem d nhieu nudc deu di den mot nhan djnh rang, phal trien cac giao djch dat dai vdi tu each hang hoa tao dieu kien de cac chu dat co the von hoa dat dai mpl each hieu qua nhat. Bdi vi cac giao dich dat dai cung cap kha nang phan bo dat den nhQng ngudi sir dung dat hieu qua, nhd do gia tang long gia trj thu dugc lir dat, tang kha nang riit von khoi dat de kinh doanh vao cac ITnh vyc khac, qua do tang muc do luu chuyen von gitra ITnh vuc dau tu vao bat dgng san va cac ITnh vye dau tu khac. tao dieu kien sir dung dat lam vat the chap vay von d nhirng nudc co thi trudng tai chinh phat trien.
2.1. Phdt triin thi tru&ng bat ddng sdn &
cdc nir&c cong nghiep phdt trien
Ljch sir phat triln ihj trudng bit dgng san d cac nudc OECD gdn vdi qua trinh xu Iy cac quan he dat dai tir che do phong kiln sang che dp tu ban chu nghTa mpl each din din. NhiJ-ng thay doi v l chinh trj d cac nudc Tay Au tir euoi the ky XVIII da tao dilu kien thyc thi cac quyin tai san dli vdi dit dai va cai thien he thong cung cap thdng tin v l dll dai, qua do Iam giam cac chi phi giao dich doi vdi viee eho thue dat, nhd do kieh boat thj trudng cho thue dai phal trien. Cac nghien ciru thuc dja d khu vyc nay cho thay, thue dll la mpl phuang thirc quan trgng de nhimg ngudi su dung dat hieu qua tiep can dat dai, nhd do sir dung nguon lyc nay tot hon. Theo Ngan hang The gidi (WB), 7 1 % dat nong nghiep ciia Bi, 48% d Ha Lan va 47% d Phap dugc su- dung dudi hinh thirc thue. 6 My, ty le dit dupc Ihue da tang tir 3 5 % nam 1950 len 4 3 % vao nam 1992. Kinh nghiem d cac nudc nay cho thay, trong mdt moi trudng kinh te nang dpng, vdi viec sir dung von kha linh boat, nha dau tu co the thich thue dat ban la bd mgt Iugng von ldn ra mua dat .
Dieu kien ea ban de ihj trudng thue dat phat trien la phai cd sy dam bao phap ly tin cay cho cac hgp dong thue dat dai ban, khuyen khich cae nha dau tu an tam bo von dau tu dai ban tren dat thue. Nhieu nudc eong nghiep phat trien da ban hanh cac quy che dieu tiet thj trudng thue dat, dong thdi ho trg cac ben ky ket hgp dong dai han, giam chi phi giao dich. Hiep hgi Quan ly dat va Kien thiet nong thon Phap da lao dieu kien eho cac nha dau tu tiep c^n thong tin ve dai dai, hd trg phap ly chuyen nhugng trang trai cho ca hai ben giao dieh. Hiep hgi cung CO gang quan ly cac thi irucmg ban dat thong qua quyen uu lien mua irudc, tuy rang hoat ddng nay khdng may thanh cong. Nhin
' Tong cue Quan Iy dai dai: Bao cao nghien ciru khao sat quan Iy dai dai Australia nam 2010
Bao cao nghien eiru chinh sach cu:i Nyiin hang The- iiioi: kli lii'U Jd ddn . ir 132.
26 - NhOng vin di KINH Tt VA CHINH TRj THt Gldl S6 7(207) 2013
Phan Xuan LTnh Kinh nghigm quoc te ve vdn hoa..
chung. kinh nghiem ciia cac nudc cong nghiep phat trien trong ITnh vye nay la: tang kha nang tiep can thdng lin. dam bao ca sd phap ly ciia quyen sir dung theo hgp dong va giam chi phi giao dich la cac phucmg thirc tin cay de phat trien thj trudng dat dai, nhat la Ihi trudng thue dat".
2.2. Phdt trien thj truimg bdt dgng sdn &
Trung Quoc
Sau cai each, thj trudng dat dai d Trung Quoc cd su phat trien noi bat. Ty ie cac hd gia dinh thue dai da tang tir 2,3%) n3m 1995 len 9,4% vao nam 2000, 22,4% cac ho gia dinh cho biet, hg sin sang cho thue dat*^. Sy phat trien thj trudng cho Ihue dai d Trung Quoc da giiip khac phuc mgt phan tinh trang dai nong nghiep manh mun va chuyen dat den hp gia dinh su dung dat hieu qua hem. Nhumg nghien cuu ciia WB cho thay, neu Trung Quoe giam cae ap dat Ien thj trudng eho thue dat ban nua thi thi trudng nay s2 dong gop nhieu han vao phan bo dat hieu qua va cong bang'.
2.3. Phdt trien thj tru&ng bdt dgng sdn o cdc nen kinh te chuyen ddi Dong A u
0 cac nudc Dong Au, thj trudng cho thue dat xuat hien sau khi chinh phii d cac nudc nay thyc hi?n chinh sach hoan tra dat cho chii cu. Tuy nhien. cac hgp ddng cho thui; dat ngan han pho bien hon cae hgp ddng cho thue dai ban. Hoat dgng ciia thi trudng cho thue dat, dii khong dugc soi dpng, da dem Iai mgt nguon vdn dang ke cho cac gia dinh khong mudn tryc tiep canh tac dat. Ci Moldova, nghien ciru ciia WB nam 1998 cho thay, 80% cac trang trai tu nhan co thue dat. Ty le eae nha san xuat thue dat d cac
Bao eao nghien ciru chinh saeh cua WB Chinb sdch ddi dai cho rdng tnrang vd xda ddi. gidm nglieo. \ \ b Van hoaihonglin. n.2(104.lr.l3I-l33.
*" B;^o c;\o nghien ciru ehinh sach cua WB: Chinh sdch ddt dai cho lung inrdng vd .\da itoi. giam ngheo. Nxb Viin hoalhonglin. If 2004, lr.I44.
' Bao eao nghien cim chinh sach eiia WB: Chinh .sdch ddt dai cho tdng tnnmg vd xiia dm giam ngheo. Nxb Van hoa Ihong un. 11.2004. ir.l44- 145.
nude Dong Au sau chuyen doi chiem 2% d Albania), 7- 8% d Hungary, Bungary va 40% d Cpng hoa Sec va Slovakia**. Nhd thi trudng thue dat dugc kich boat nen eae nha dau tu ire tuoi da CO the tiep can dat dl dang ban. Q cac nudc Ddng Au phat trien ban ty le cac nha san xuat mua dat cao hem thue dat. Theo danh gia chung, thi trudng ban va eho thue dat da khien dat dai duge ehuyen dieh va su dung hieu qua hem.
(3 Nga, mac du thj trudng ban va cho ihue dat da dugc kich boat sau thdi gian chuyen doi, nhung ngudi dan it khi thue dai de eanh tac tu nhan. Hau het dai chia cho nong trang vien dupe ehinh nong trang thue Iai va sir dung hieu qua van thap nhu trudc day. Mac dii, tien thue dat nong trang tra cho chti dat rat thap, nhung dieu kien phap ly de hiiy bo hgp dong thue dat rat phiic tap nen nong dan khong quan tam nhieu den gia trj ciia dat. Chinh \i the qua trinh von hoa dat dai d Nga kha tri Ire. Mgt nguyen nhan nira la thi trudng cac yeu to san xuat trong nong nghiep, ngoai dat, hau nhu do cac nong trang dgc quyen mua nen ngudi dan cang bat lgi trong cac hgp ddng thue dat. Thong tin \c dat dai va cae phuong thirc sir dung dat hieu qua cijng hiem khi tdi dugc ngudi nong dan ca the.
Do do, ihi trudng dat dai d Nga hoat dpng meo mo, khong tao dieu kien eho von boa dai dai.
Chinh quyin dja phuang khong cung cap nhtmg the chl phap ly bao dam gia trj thyc thi hgp ding giao djch dat dai, tham chi eon ihay ddi chinh sach mgt each tiiy tien gay kho khan cho thj trudng dll dai, khien nd khong the van hanh hieu qua.
Net chung ciia cac nen kinh te chuyen doi la chinh quyin tranh thu cho thue dat cdng de tang thu ngan sach ban la thilt lap he Ihong thue tai san dli vdi dll. Ngoai ra, chinh quyen nha nude cung tin riing, cho thue dai se tao dieu kien kilm soal hoat dgng dau tu ciia nha kinh doanh
" Bao cao nghien ciru chinh sach cua WB: Chinh .u/t h ddt daiilio ldng tnnmg vd.xinidtii gidm ngheo. NXB Van hoalhonglin. H.2004.tr. 134
NhQng vin di KINH Tt VA CHJNH TRj THt GICTI S6 7{207) 2013- 27
Kinh nghidm qu6c t l v^ von hda... Phan XuanLTnh^
tu nhan. Nhd do, thj trudng thue dat cong phat trien ban thi trudng ban dat cong cho tu nhan.
Cac nha san xuat tu nhan eung thich thue dat hon vi tranh dugc khoan von ldn bo ra mua dat.
O cac nudc co nan tham nhung cao, cac nha dau tu con hy vgng thong qua quan he co dugc gia thue dat thap, tham chi khong phai tra tien thue nhd he thong uu dai dau tu. Nhung cae hgp dong thue dat d day rat nii ro nen khong khuyen khich dau tu dai han. Ngoai ra, d cac nudc nay, chi phi giao djch thue dat cao, nhat la chi phi ban che chuyen nhugng dat, cac thiia dat manh mun, thoi quen khong tuan thii hgp dong ciia chii dat... da ban che ihj irudng dat dai phat trien. Kel qua la gia dat khong phan anh cung cau tren thi trudng ma phu thupc vao dau ca va chinb sach ciia nha nudc. l a i mgt so viing, gia dat bj thoi len cao. Q mgl so viing khac, thj trudng dat dai, nhat la dat nong nghiep hoat dpng eo upt. Thj irudng ihe chap dat cung kem phal irien. Nguyen nhan ciia tinh trang kem phat trien nay la quyen sii dung dat dai han eiia ngudi thue dat khong dugc dam bao, do cac rao can quy che va chinh sach khong hgp ly ciia nha nudc, thj trudng lai chinh dua tren the chap dat chua phal trien va viec chuyen giao dai cho nong dan cung nhu he thong djch vu cho thi Irudng dai dai kem phat trien.
3. Kinh nghiem khuyen khi'ch cac chii the kinh te von hoa dat dai
3.1. Tgo vdn tir ddt dai & My
Giai doan dau lu liic lap nudc den thap nien 1930 Chinh phii My ban quy dat cong kha phong phii ciia minh de lay von dau tu vao xay dimg mang ludi giao thong, tao dieu kien thuan lgi cho phat trien kinh te, dong gop cho phat trien khoa hgc - ky thuat va ca gidi hoa nong nghiep. Nam 1785, Nghj vien Lien bang thong qua Phap Ienh Dal dai Ian thu nhit cho phep Chinh phli cong khai ban dau gia dit cong. Tir n5m 1862 (n§m ihong qua Luat dit d) trd v l sau, Chinh phii My uu tien hlnh thiic cho, lang dat mien phi nham khuyen khich khai hoang.
Nhin chung, Chmh phu My co khuynh hudng uu tien ban dit cong cho nhting ngudi co kha nang khai thae dit true tilp theo hudng gia dat ngay eang giam va quy mo thua dat ngay cang nho, dieu kien thanh loan ngay cang dugc ndi rpng. Chinh sach nay da co anh hudng tot den viec hinh thanh cac trang trai gia dinh d My, nhung eung co khiem khuyel la da so dat tot diu da dugc ban het tir thSp ky 1980, giam kha nang huy dpng von ciia Nha nudc trong hien tai va viec ban dat tran lan da khien tai nguyen sinh thai rimg bj pha hoai nghiem trgng...
Tir thap nien 1930 den nay Chinh phu My uu tien hon cho chinh sach bao ve tai nguyen dat dai, han che tinh trang dat dai bj xoi mon, giam su dung nhieu che pham hoa hgc lam dat thoai hoa^.
Chimg khoan hoa cac hgp dong tin dung the chap nha dat dugc hinh thanh d My tir nam 1977 va phat trien manh vao nhti-ng nam 1990.
Thong qua hai to chuc tai chinh cho vay the chap nha dat la Fannie Mae va Freddie Mac, Chinh phli My khuyen khich phat trien quy nha eung cap eho dan cu. Hai to chuc tai chinh nay mua cac khoan ng cho vay the chap nha d, bat dpng san ciia cac ngan hang thuang mai va thuc hien chimg khoan hoa cac khoan ng nay thanh cac chung chi dau tu (phat hanh tren co sd cac khoan lin dung the chap, eo bao dam bang nha d, bat dpng san) de ban cho nha dau tu (thong qua giao djch tren thj trudng chii-ng khoan). Qua trinh nay da day nhanh toe dp chu chuyen von ciia cac ngan hang thuong mai va thj trudng tai chinh, nang cao hieu qua su dung von trong toan bp nen kinh te, nhung cung la mpt trong nhirng co che truyen dan nii ro dua den cupc khiing hoang tai chinh nghiem trgng d My nam 2008.
3.2. Tgo vdn tir ddt dai & Trung Qudc Bat dau tir nam 1987, tren ea sd phan tich quyen sd htru va quyen sir dung, Trung QuIc
" Ton Gia Huyen - Nguyen Dinh B6ng (2006): Quan ly diit dai vd thi trinrng bdt ddng .ian 2006.
2 8 - - NhOng van di KINH Tt VA CHfNH TR! THt GICTI S6 7(207) 2013
Phan Xuan Linh Kinh nghigm qu6c te ve von hoa...
ihyc hien ehe do su dung mdi "'co tra lien, cd ky ban va dugc chuyen nhugng theo phap luat"
Iam cho dat dai ird thanh mdt loai hang hda dac biel iham gia vao luu thong thi trudng vdi muc lieu ta ihay doi ve co ban trang thai giao dat don ihuan theo cac bien phap hanh chinh, chuyen sang cung img dat dai chii ylu Iheo ea chl thi irudng, xay dyng va phat triln thj trudng dll dai xS hpi chu nghTa, tien hanh su dung dat mdt each day dii, hgp ly va co hieu qua.
Trung Quoc quan ly kha tot gia dat dua vao 5 bien phap: Gia chuyen nhugng quyen su dung dat theo phuang thuc thoa thuan khong dugc thap ban mirc gia ihap nhat dugc xae djnh theo quy djnh ciia Nha nudc; Chinh phu cd the thu hoi trudc Ihdi ban quyen sir dung dll ciia cac 16 chirc, ca nhan; Trudng hgp gia chuyen nhugng quyin sir dung dat thap hon gia ca ihj trudng thi Chinh phli cd quyen mua uu lien; Chinh phu can thi?p vao gia dat; Xay dyng che do quan ly gia lanh manh.
Khi Nha nudc giao dat hoac cho cae to chuc kinh le thue dat dd thj deu thu tien sir dung dai giao, cho thue. Doi tugng dugc giao dai, thue dai ehu yeu la cac nha dau tu (to ehire, doanh nghi?p hoSc ca nhan la chii dau tu) de xay dimg ca sd san xuat. kinh doanh, djch vu.
Vice xae djnh muc thu dugc thuc hien Ihong qua phuang Ihirc dau gia quyen su dung dat, quyen thue dat. Mirc thu tien su dung dat do Nha nudc quy djnh. tiiy iheo yeu cau phuc vu Igi ich dan sinh hoac muc tieu kinh doanh de quyet djnh mire thu eu the.
Trong mot sd trudng hgp xay dung nha d hoac CO sd san xuat, kinh doanh dugc xae djnh de phue vu Igi ich dan sinh hoac ho trg cho muc lieu phal irien kinh le - xa hpi thi Chinh phu Trung Quoc giao dat. eho thue dat khong qua diiu gia .
3.3. Tgo von tir ddt dai & Ddi Loan Chuang trinh "Binh quyen ve dat do thi" ciia Dai Loan keu ggi thuc thi binh quyin vl dll do Ihi va dong gdp lat ca lgi nhuan thu dugc tir dll dd thj cho muc dich cong cgng. Gia trj dat do Ihj do cac chii dat ke khai dang ky dugc su dung lam CO sd de Ihye ihi chucmg irinh nay va each ihirc xiic tien ehuong trinh bao gim viec danh thue dat theo gia tri da ke khai dang ky va \ iec chinb quyen mua dat cua cac chu dat dua vao gia trj ke khai dang ky do. Muc lieu cao nhat ciia chuang Irinh nay la dua tat ca gia in gia tang ciia dat vao cdng quy nham cung cap tai ehinh cho nhtrng de an phal trien cgng dong va tang phiic lgi eho nhan dan.
Ke lir khi thi hanh Chuang trinh "Binh quyen ve dai do thi", ngan quy phal trien cpng dong d cac cap ehinh quyen dia phuang ciia Dai Loan da tang Ien 4 lan. Ngay nay, ngan quy nay dang dugc sir dung cho phiie Igi xa hgi, cho cac de an bao ve sire khoe va phal irien giao due cho nhan dan".
Dai Loan cung dimg mgl sd loai thue de tao ra cac khoan thu nhap tir dat vao ngan sach, dong Ihdi la bien phap de quan ly va kiem tra sy djch chuyen ciia quan he dai dai irong ca che ihj trudng. Doi vdi dat canh lac, cd thue dat canh lac lucmg ty nhu hinh thue ihue su dung dat ndng nghiep ciia Viel Nam. Cae loai dat khong phai la dai canh lac phai chju thue gia dat eao ban thue dat canh lae. Cac boat dgng mua ban dat CO phat sinh thu nhap phai chju Ioai thue gia trj dat gia tang. Thong qua cac loai thue nay, Dai Loan thuc hien kiem tra, kiem soat \a quan ly qua trinh sir dung dat cung nhu sy djch chuyen quan he dat dai irong xa hpi.
4. Mot so b^i hoc kinh nghiem cho \ iel Nam Tir kinh nghiem von hda dat dai ciia cac nudc CO the riit ra mot so bai hpc cho Viet Nam.
"' Tong eye Quan ly dai dai (12/2010): Bdo lao nghien vim khao sdt Quan ly ddt dai Trung Qiidi:
' ' IVlai I lanh Nguyen (2011) \ghicn cmi ca .ta ly ludn vd tlnrc lien nhdm de xudl cdc giai phdp lang cinrng win hda ddt dai a Viet Num. Bao cao long quan kei qua nghien ciju de lai cap Bp, Tong eye Quan ly dai dai.
NhQng vin di KINH Tt VA CHJNH TRj TH^ Gl<yi So 7(207) 2013- 29
Kinh nghiem qudc le v l v6n h6a.. Phan Xuan LTnh
Thirnhdi, liem nang tai ehinh lir von hoa dai chuyen gia tu v i n ciia WB cho thay, cac khoan dai con rat Idn va liep tuc lang do gia dai tang tai ehinh huy dgng nhd d l l dai co the Idn gap len trong qua trinh hicn dai hda, do thi hda d nhieu lan huy dgng vdn t u trai phieu chinh phu cac quoc gia. Khao sal eiia George E. Peterson, va thu thue bat dgng san.
Cac phuong thirc tao nguon tai chinh tir dat ctia mot so nude Oja phirang huy dong
Cairo, Cpng hoa A rap. A i Cap:
Dau gia dat sa mac de xay dirng do thi mcri (tir 5/2007). 2100 ha.
Cairo, Cong hoa A rap, A i Cap: T u nhan dau l u co so ha ting cong de doi lay viec chuyen giao mien phi diii sa mac c6 tlic d§u tu xay dung (lir nam 2005 den nay).
Mumbai. A n Dp: Cue phat trien khu vuc do thl Mumbai ( M M R D A ) t l chirc d i u gia d l l a trung tam lai chinh m d i ciia thanh p h i (1/2006; 11'2007.
long so 13 ha).
Bangalo. A n Do: Dir kien ban dai doi d u nham dau t u \a> dimg duirng noi tai san bay mdi ihco CO che hop tac cong tu.
Istanbul, Tho NhT K ) ban ben xe buyt do thj va nha in;i\ bia cu dang dugc sit dung lam ca quan hanh chinh (thang 3 \ . i 4 2007) Cape T o w n , Nam Phi: Transnel (Ca quan ban quoc doanh quan ly giao thong) ban khu cang Victoria va Albert ( i 1/2006).
So von huy dong tir dat dai va sir d u n g von 3,12 ty USD; sir dung dc bii d5p chi phi dau tu co sa ha tang noi bp va xay dung dudng noi v d i duirng vanh dai Cairo.
1,45 ty USD dau tu tu nhan vao ca sa ha tang trong \ a ngoai khu vyc cpng vdi 7% dat da co ca sd ha t i n g chuyen giao cho chinh phii de ho trg nha d thu nhap Irung binh.
1,2 ty USD; sir dung chu yeu de dau tu clio nhung dir an nam trong quy hoach giao thong khu do thi.
Tren 500 tneu USD: dang lam ngirng. Chac chan se dugc sir dung de xay dung cong so va ca so cong nghiep ciia nha nudc thay the cho ke hoach cu.
1,5 ty USD l i l n thu lir dau gia ddt dong gop vao ngan sach dau t u ca ban.
1 ly USD sir dung de dieu chinh ca cau von cho Transnel va ho Irg dau tu trong ITnh vtrc chinh la ca sa ha lang giao thong.
So sanh v d i cac nguon thu NSNN kh^c
Gap 117 l i n long nguon thu tir thue b i t dpng san do thj; gan bang 10%
tong thu cua trung ircrng.
Se cung cap mgt loal cic djch vu CO sd ha tang cho han 3,300 ha d l l mdi dau t u , trong do chinh phii khong phai bo chi phi chinh.
Gap 10 tan tong chi dau t u co ban ciia M M R D A Irong nam tai khoa 2005; g i p 3,5 long gia trj trai phieu do thj do lat ca ca quan chinh quyen va nha cung cap djch vu cong dia phuang A n Dp phat hanh trong 10 nam qua.
Tien thu toi thieu tir ban dat irdc linh cao ban dang ke so vdi chi phi xay dung dudng quoc lp va giai loa thuc Irang hien nay: chua co duang den san bay.
Tong kinh phi dau t u ca ban trong nam tai khoa 2005 la 994 trieu USD;
von vay de dau tu vao ca sd ha tang do thi nam 2005 la 97 trieu USD.
S l t i l n thu lir ban dat cao han t i n g mirc dau l u ca ban cua Transnel trong nam tai khoa 2006; b3ng
17% k l hoach dau l u ca ban d y trti cho n3m 2006,
30 - NhOng vin di KINH Tfi VA CHlNH TRI THt Gldl S6 7(207) 2013
Phan Xuan LTnh Kinh nghiem quoc t4 vd v6n hoa..
Bogota, Colombia: thue danh vao gia trj I3ng them ciia dat.
Ity USD thu dugc trong giai doan 1997 - 2007; 1 ty USD dy kiln cho giai doan 2008-2015;
sir dung de cai tao dudng pho, cau cong.
Dau tu cai tao 50% dudng sa, cau, cong cong vai 50 trieu USD von vay ttr to chuc tai chinh quoc te va 300 trieu USD lien phat hanh irai phieu quoc te bao dam bang dong peso.
Ngudn: George. E. Peterson: Gldl phdng gid tri ddt dai de cung cdp ldi chinh cho ca sd ha ldng do tlit. Tdi lii'u do Ngdn hdng the gi&l vd Quy phdt trien ca .so ha tdng cdng - Ur xudt hdn ndm 2008 hdng tieng Viet, tr 3-4
Kinh nghiem ciia cac nudc cho thay, neu nha nudc ta su dung tot vdn boa dat dai co the huy dgng nguon lyc tai ehinh ldn cho cac chuang trinh dau lu cdng.
Thic hai, the che phap ly phii hgp vdi phat trien thj trudng bat dpng san noi ehung va thj trudng dat dai noi rieng la dieu kien thiet yeu khong chi giiip kich boat ihj trudng dat dai boat dgng hieu qua, qua do phan bo dat dai cho nhung nganh, nhung chii the kinh te sir dung hieu qua nhat, ma con la dieu kien de eo the hien thue hoa von hoa dat dai. Khung kho phap Iy do phai bao gom cac npi dung chinh yeu sau day:
- Cung cap ca sd phap Iy tin cay de bao dam eho ngirdi sir dung dat cac quyen tai san doi vdi dat dai. Cho dii qudc gia do xae lap hinh thirc sd huu dat dai nao di chang nu:a thl de cd thj trudng bat dpng san cae quyen ciia ngudi su dung dat (ngudi thue, ngudi cho thue hoac ngudi sd htha dat) deu phai dugc nha nudc bao hg tren cac phucmg dien: ngudi thue dugc su dung dat on djnh theo hgp dong, dugc hudng Igi hgp Iy tu ket qua dau tu vao dat, dugc hudng ea ehe giai quyet cong bSng khi xay ra tranh chap Igi ich;
ngudi cho thue dugc hudng tien thue dat theo hgp dong va dugc nha nudc hd trg Ihu hoi dat khi ben thue het ban hgp dong hoae vi pham hgp dong; ngudi sd huu dai duge nha nudc xae nhan quyen sd hthi vdi tai san dat va quyen hudng Igi lir su dung dat. bao hp dii muc cho phep loai bd sy xam pham cua ngudi khac. Nhdng cam kel bao hg nay phai dugc h? thong cae co quan nha nudc ihyc thi mpl each cd hi$u qua va nghiem minh.
- The che phap ly eho phep hinh thanh cac to chuc quan Iy dai dai (cdng va tu) cung nhu cac to chirc djch vu kiem ke, do dac, cong chimg hgp dong giao djch dat, djnh gia dat giup cho thj Irudng dat dai co the van hanh cong khai, minh bach vdi chi phi thap, muc dp nii ro thap.
Trach nhiem duy tri khung phap ly nay thupc ve nha nudc. Neu cac ca quan nha nudc khong true tiep thyc hien mgt so dich vu nao do thi ngan sach nha nudc cung phai tai trg cho cac to chuc tu nhan cung cap dich vu thugc ket cau ha tang the che nay.
Thic ba, su phan chia Igi ich thu dugc tu dat dai gitra cac chu the nha nudc, ngudi sd htru dat va ngudi su dung dat khong ehi dugc thyc hien thong qua tien thue dat (dia to) va gia dat, ma CO the dugc thyc hien thong qua cac chinh sach tai chinh ciia nha nudc doi vdi dat dai. Cac chinh sach phan chia lpi ich tu dal dai gitra nha nude va tu nhan co the dugc thiet ke dya vao cac sic thue tai san va thue thu nhap, dgc lap vdi dja to va gia dat. O da so cac nude, chinh phii, chinh quyen dja phuang phan chia nhau thul danh vao d l l vdi tu each tai san, thu nhap nhu thul d l l , thul nha gan vdi dat, thue Ihu nhap ttr chenh lech do chuyen nhugng dat. Mpt s l nudc khac dua nhieu ban vao ban dal hoae cho thue dit. Mgt sd nudc coi trgng thu thue gia iri tang them ctia dat ngay ea khi khdng eo qua trinh chuyin nhugng dat. Chinh phii cac nudc d i u kit hgp chat che gitra quy hoach nham sir dung dll hieu qua, bao ve dal vdi chinh sach thu tai chinh hgp ly tu dit. Nha nudc vdi tu each
NhOng vin di KINH Tt VA CHINH TRI THt G\<3\ S6 7(207) 2 0 1 3 - 31
Kmh nghiem quoc te ve von h6a... phanXuanJ-inh.
ngudi CO quyen luc chinh trj va quan ly toi cao trong xa hgi, phai dieu chinh sy van dpng ciia quan he dat dai theo Igi ich ehung eiia xa hdi.
Thic tu. tin lai thi trudng dat dai la dieu kien de von hoa dat dai. Cac nudc duy tri sd htru tu nhan ve dat dai va co kinh le Ihi trudng phal irien thi viec von boa da lrd ihanh boat ddng binh thudng trong nen kinh le. 0 eae quoc gia duy tri ehe do sd hiiru cong, ngudi su dung dat van co mgt s6 quyen tai san doi vdi dat, cac quyen nay cd gia ca do do van co the von hoa dal dai dudi hinh thirc nhugng lai quyen thue, the chap dat dai vay von va von boa gia thue, mua quyen su dung dal vao von kinh doanh.
Thic ndm, kinh nghiem thyc tiln ciia cac nudc tren the gidi eho thay, de thj trudng bat dgng san hogt dgng hieu qua, lao thuan lgi cho dat chuyen hoa thanh lien, nha nudc phai xay dung he thong du" lieu quoc gia ve dat nhu ban do, thong tin gia dat giao djch thanh cong, thong tin quy hoach, thong tin dang ky dat...
Thu- sdu, phuang phap dinh gia dal da dugc ; nhieu nudc ap dung theo nhung chuan muc quoe le, cd thl van dung d nudc ta. Kinh nghiem ciia cae nude eho ihly, dc cai thien eong lac dinh gia, cin ehii trgng cac van dc nhu xay dyng he thong so lieu, he thong dao lao nhan lyc djnh gia, hinh thanh he thong dinh gia dge lap eung cap djch vu dinh gia cho thi trudng bat dgng san...
Thic bdy, trong eae thdi ky Ijch sir khac nhau, tiiy thupc vao nhu cau von va quy dat eong, cac chinh phii deu tich cyc khai thae von tu dat de dau tu xay dung cac cong trinh ket cau ha tang.
Cae CO che thu tai chinh doi vdi dat dai da dugc cac chinh phii su dung la thu thue dat vdi tu each thue tai san, thue chuyen nhugng bat dgng san vdi tu each ihue thu nh^p va Ihue gia trj tang them cua dat khong do chii dat tao ra... (3 mgl so nudc, chinh phii co the ban dat cong thu tien dau tu vao cac ITnh vuc khae*
Tai lieu tham khao:
1. George. E. Peterson (2008): Gidi phdng gid fri ddt dai de cung cdp tdi chinh cho ca s& hg tdng dd thi. Tai lieu do Ngan hang The gidi va Quy Phat trien co sd ha tang cong - tu xual ban nam 2008 bang tieng Viet.
2. Phan Van Thp (2010): Nghien cicu de xudt ea che. chinh sdch phdn chia gid Iri tdng them tu ddt do quy hogeh. chuyen ddi muc dich sir dung ddt: ddu tu phdt trlen ket cdu hg tdng nhdm sica ddi ludt ddt dai nam 2003, De tai cap bd, Tong cue Quan Iy dat dai.
3. Ngan hang the gidi (2004): Chinh sdch ddt dal cho tdng tru&ng vd xda ddi, gidm ngheo, NXB. van boa - Thong lin. Ha Ngi.
4. TS. Nguyen Dinh Bing (2012): Qudn ly ddt dai & Viet Nam, NXB. Chinh tri quIc gia. Ha Npi.
5. Le Xuan Ba (chii bien 2003): Su hinh thanh vd phdt trien thl trir&ng bdt dong sdn trong cdng cugc ddi m&i a Viet Nam. NXB. Khoa hge va ky thuat. Ha Ngi.
6. Mai Hanh Nguyen (2011): Nghien cini ca s& ly ludn vd thuc tiin nhdm di .xudt cdc glai phdp tdng cu&ng vdn hda ddt dal & Viet Nam. De tai d p Bd, Tdng cue Quan !y dat dai.
32 - NhOng vin di KINH Tt VA CHJNH TR! THt Gldl S6 7(207) 2013
