%&y. difiui. fthofi luM Stf 7 (340) - 2020
MiT sH VAN BE LY LUAN VE KINH DOANH
DNG SAN OU UCH VA YEU CAU BIEU CHINH PHAP LUAT
• • • I ThS. D O A N V A N B I N H *
Tdm t&t: Thi trucmg bdt dgng sdn du hch tai I le! Nam dd hinh thdnh vd co budc phdt trien mgnh me trong nhiing ndm gdn day. Bdi viet ndy ldm ro mgt so van de ly ludn ve kinh doanh bdt dgng sdn du ljch vdsucdn thiet phdi dieu chinh bdng phdp ludt doi v&i hogt dgng kinh doanh bdt dgng.sdn du Ifch a Vii/i Nam hign nay.
Abstract: The tourism real estate market in Vielnam has been formed and developed strongly in recenl years. This article clarifies some theoretical issues on the tourism real estate business and the need for legal adjustments to the curreni lourism real estate business in Vietnam.
1. Khdi ni^m, dac diem va phan loai bat d$ng san du lich
Trong nhiing nam gan day, nham hien thuc hda chien lupc phat trien du ljch - nganh kinh te miii nhpn ciia dat nude, eae san pham bat dgng san (BDS) mdi xay dyng tren dat thuang mai dich vu phyc vy du lich da xuat hien tren thj trudng nhu can hp du lich (condotel), biet thy du lich (resort villa), nha pho du ljch (shopte!)... Cac san pham nay dupc gpi chung la BDS du ljch hoac BDS nghi dudng. Hien tgi, thuat ngii: BDS du ljch va ten cac san pham thupe phan khuc nay dang duge su dung kha pho bien tren thj trudng BDS, nhung dudi goe dg phap ly, hien nay, chua co khai niem va quy djnh rieng vi' BDS du ljch. De hieu duoc khai nipm BDS du ljch, trude h^t, cdn lam ro khai niem BDS va khai niem du lieh.
Mge du giua cac qudc gia con cd each hieu khae nhau ve khai niem BDS, song cd mot diem hrong ddi thong nhit khi quan niem BDS la nhirng tai san gan lien vdi ddt dai va khong di ddi duge.
6 Vi?t Nam, theo quy djnh tgi khoan 1 Dieu 107 Bp luat Dan sy nam 2015, BDS bao gom: Dat dai, nha, cong trinh xay dyng gan lien vdi dat dai, tai san khac gan lien vdi dat dai, nha, cdng trinh xay dung; tai san khac theo quy djnh eita phap luat.
Theo Td chuc Du ljch The gidi, du ljch duge hieu bao gom tat ca mgi hoat dgng ciia nhiimg ngudi du hanh, tam trii, uong myc dich tham quan, kham pha va tim hieu. trai nghipm hoae trong mue dich nghi ngai, giai tri, thu gian va nhirng muc dich khac trong thdi gian lien tyc nhung khong qua mpt nam, d ben ngoai moi trudng song djnh eu'. Theo khoan 1 Dieu 3 Luat Du ljch nam 2017, du lieh la eac hoat dgng co lien quan den chuyen di cua con ngudi ngoai noi cu trit thudng xuyen trong thdi gian khong qua 01 nam lien tye nham dap ung nhu cau tham quan. nghi dudng, giai tri, tim hieu, kham pha tai nguyen du lich hoac ket hpp vdi myc dich hop phap khac. Tu cac khai niem cdng cu nay, cd the hieu: "Bat dgng san du lich !a dat dai.
cong trinh xay dyng gan Hen vdi dat dai, tai san
Ddn chii & Phdp ludt I
(Xkig dung pk^ iAidi S6 7 (340) - 2020
khac gan lien vdi dat dai, edng trinh xay dyng duge su dung phyc vy ede chuyen di cua con ngudi ngoai ncri cu tni thudng xuyen trong thdi gian khdng qua 01 nam lien tyc nham dap ling nhu eau tham quan, nghi dudng, giai tri, tun hieu, kham pha tai nguyen du ljch hoac ket hgp vdi muc dich hgp phap khac".
So vdi BDS ndi chung, BDS du ljch cd mdt sd dgc diem rieng biet sau:
- Ve tinh khan hiem: BDS du ljch co tinh khan hiem vugt trgi do ehi ed the kha thi va phat trien d nhiing dia diem giau tiem nang ve du ljch nhu cac vung doi, nui cd eanh quan thien nhien dpp, cac thanh phd ven bien, cdc bai bien, cac dao xa bd...
thay vi ed the phat trien d mgi dja diem co con ngudi sinh sdng, san xuat nhu cac logi hlnh BDS khae. Ngodi ra, neu nhu BDS nha d dap ung mgt trong nhiing nhu cau thiet yeu cua eon ngudi (nhu cau ve cho d) nen tinh bat bupc, pho bien cao hon thi BDS du ljch dap ung nhu cau du ljch, nghi dudng - mpt nhu cau tuy khdng thiet yeu nhung ngay cang gia tang ciing vdi su phat trien eua xa hpi - nen so lupng san pham gidi han ban. sy
"khan hiem" ddi vdi ddng san pham nay cao htm.
- Ve muc dich su dung: BDS du lieh la dat dai, cdng trinh xay dyng gan lien vdi dat dai, tai san khac gan lien vdi dat dai, cdng trinh xay dyng khdng cd myc dieh de d. Ndi each khae, BDS du ljch khong phai la "eong trinh xay dyng vdi muc dich de d va phye vy eae nhu cau sinh hoat cua hd gia dinh, ea nhan" nhu djnh nghTa ve nha d tai khoan I Dieu 3 Luat Nha d. Vi vgy, phap lugt ve nha d, kinh doanh BDS hien nay mdi ehi dang duge van dung de dieu ehinh doi vdi loai hinh sdn pham BDS nay.
- Ve tieu chudn, quy chudn. xep hgng: BDS du ljch phye vu myc dieh du ljch, luu tni nen viec quy
hogch, dau tu xay dyng BDS du ljch can theo eac tieu chuan, quy chuan, yeu elu riSng. phii hpp vdi nhu cau giai tri, nghi dudng ciia con ngudi. Theo dd, BDS du ljch thudng dupc diu tu theo to hpp, cd quy md ldn, dong bg dap ung da dgng cdc nhu cau luu tni, nghi ngoi, giai tri. Tir sy khae bi?t ve tieu chuan, quy chuan, vipc phan hgng BDS du ljch cung cd sy khdc bipt vdi nha d. Theo do. hang CO sd luu tni du ljch bao gdm 01 sao, 02 sao, 03 sao, 04 sao va 05 sao dupc phan loai theo eac tieu chi ve vj tri, kien tnic. trang thiet bj tipn nghi, djch vy, ngudi qudn ly va nhan vien phyc vy, an ninh, an loan va bdo vp mdi trudng, vp sinh an loan thyc pham, thu doi ngogi te-...
- Ve vdn de sd huu: So vdi logi hinh BDS du lich truyen thong nhu khaeh san, hi^n nay, BDS 6u lich cd nhieu diem mdi dgc bipt la ve van de sd huu. Neu nhu khaeh sgn, khu nghi dudng truyen thong thugc ve mOt chu sd hiru thi hipn tgi cac khach sgn, khu nghi dudng co xu hudng "da sd hiju" nham dap iing nhu cau sd hiru ciia cdc cd nhan muon sd huu "ngoi nha thd hai" de phyc vy nhu cdu du ljch eua gia dinh va thu lpi nhugn tir viec cho thue phdng khach san, bipt thy.
- Ve xu huang phdt trien: BDS du Hch ed xu hudng phat trien manh eung vdi sy phdt trien kinh te - xa hdi va dac bipt la su tang trudng cua nganh du lieh trong thdi gian sap tdi. Ben cgnh y nghTa Id ha ting phye vu du ljch, BDS du ljch mang lai Igi ieh ldn cho nha dau tu, gop phan tang nguon thu cho ngan sach nha nude. Vipc van hdnh BDS du ljch gdp phan giai quyet vipc lam cho ngudi lao dgng, tang nguon thu eho ngan sach nha nude td thu6 VAT, thu6 thu nhap doanh nghipp, thue thu nhap ca nhan. Trong bdi canh kinh te chia se ngay cang trd nen pho bien, BDS du ljch la hinh thiic dae bipt thich hop de gia tang lai nhuan dau lu vdi
m Ddn chCi & Phdp ludt
Cddg diflig fihdfi. luM S6 7 (340) • 2020
cac thoa thu|n ehia se ky nghi. Vdi nhiing uu th^
nay, BDS du ljch chac chan se phat trien mgnh trong thdi gian tdi. Vi vgy, viee hoan thipn khung phap ly doi vdi thj trudng nay eang duge dat ra rapt each cap thiet.
Bat dgng san du ljch kha da dang, trudc het dd t& cac ca sd luu tni du Ijeh nhu khaeh san (hotel), cdn hg du ljch (condotel), biet thy du ljch (resort villa), nha phd du ljch (shoptel), nha nghi du Ijeh (hostel), nha d ed phdng eho khach du ljch thue (homestay), bai cam trai du lich... Hi?n tai, tren thj trudng eo 03 Ioai hinh san pham BDS du Ijch pho bien duge xay dyng tren dat thuong mai djch vy la can hg du ljch (condotel), bipt thy du ljch (resort villa) va nha pho du ljch (shoptel/shophouse).
Sy khdc bi?t chu yeu ciia ba logi san pham nay n&m d vj tri, thiet ke, cong nang su dung, gia tri san pham vd vi?e quan ly van hdnh, cu the nhu sau:
Cdn hg du lich (condotel): Khai niem condotel (condo-hotel) duge tao thanh bdi 02 tu condominium (cdn hp cao cap) va hotel (khach sjrn). Can hg du ljch duge hieu nhu la sy ket hgp giua can hg chung cu va khach san. Trong can hg du ljch, khach luu tni co the su dung bep nau niriing va tat ea nhiing tien ieh eua mgt can hp chung cu thong thudng. Diem khac bi?t d day la thay vi ngudi mua diing de d va thudng dat tai nhimg thanh pho ldn, dan cu dong diic nhu nhirng chung cu thdng thudng thi condotel duge dat tai nhimg thanh phd du ljch, khu nghi dudng eao cap, khu du ljch ndi tieng va chu yeu dimg de kinh doanh cho thue ngdn ngay giong nhu mpt khaeh sgn.
Trong cdc logi hinh san pham bat dgng san du ljch, can hg du ljch cd gid vua phai nhat (khoang 2,5 ty/can vdi dipn tich khoang 32m2 san) ddp img
nhu cau sd hihi ciia tang ldp trung tuu, mong mudn cd "ngdi nha thu hai" vdi gia ea hgp ly de nghi dudng va tdng thu nhgp tir vipc vipc "uy thac" cho chii the trung gian nhu chii dau tu thyc hipn viec kinh doanh cho thue. Theo do, chii dau tu cam ket phan ehia thu nhgp cho ngudi mua theo ly lp tu 8 - 12%/ndm trong vong tu 03 den 10 ndm. Cdn hp nghi dudng thudng duge quan ly, van hanh bdi cac thuang hieu quan ly khdch san qudc te nhim lam gia tdng gia trj, hipu qua khai thac ciia san pham nay.
- Bi?l thu du lich (resorl villa): Bi?t thy du ljch duac hieu la loai hinh BDS vdi thiet ke kien tnic dpc dao, tinh te, sang trgng. Cac bipt thy du Ijeh thudng duge thiet ke xay dyng day dii cae tien ieh phyc vy loan dipn eho cupc sdng con ngudi. Bi?t thy du ljch thudng duge su dyng phye vy eho khach du ljch hay eho nhung chuyen nghi mat dai ngay cua gia dinh...
Thong thucmg, trong cac dy an nghi dudng thudng xay dung td hgp bipt thy du ljch, khach sgn va cac djch vy tipn ieh khae. Vj tri xay dyng bi?t thy du ljch thudng d nhiing khu vuc ven bien, viing song nui, yen tinh, hai hda vdi thien nhien, khong khi trong lanh tgo nen khong gian nghi dudng hoan hao. So vdi can hg du ljch va nha pho du ljch, biet thy du ljch thugc phan khiie cao cap nhat, cd gid trung binh khoang 10 ty dong/can vdi dipn tich dat khoang 300m2. Bipt thy du ljch la sy lua chpn ua thich cua nhung ngudi ed thu nhgp cao mong mudn mgt ky nghi dudng cao cap va rieng Ur. Day cung la logi hinh yeu thieh cua khach qudc t^ khi di du ijch cimg gia dinh tdi Vipt Nam.
Gidng nhu can hg du lich, bipt thy du ljch thudng duge quan ly, van hanh bdi cac thuang hipu quan ly qude le va giup chii sd huu lang thu nhap thdng qua vi?c "iiy thac" cho chii dau tu thyc hipn vipc
Ddn chCi & Phdp lu^t I
OOii/. difnq. plUip. ludi S« 7 (340)jJ2»?
kinh doanh cho thue va pban chia thu nhgp.
- Nhd pho du lich (shoptel): Shoptel la rir dupc ghep giiia cdc tir shopping (mua sam) va hotel (khaeh san). Cd the hieu, day la loai hinh nha phd cho phep viec dau tu kinh doanh cdc dich vu mua sam va dich vy luu tni khach sgn du lich. San pham nay thudng duge quy hoach xay dyng trong khu td hgp du ljch nghi dudng da chuc ndng (all in one). Tgi mgt so dy an, san pham vdi cdng nang tuang tu dupc cac chti dau tu gidi thipu tren thj trudng vdi ten gpi nha pho thuang mgi (shophouse) (van la san pham nha pho xay dyng tren dat thuang mai djch vy tgi dy an du ljch nghi dudng; khdng phai la nha phd thuang mai xay dyng tren dat d tgi mgt so dy an nha d hien nay).
Phan ldn nha phd du Ijeh duge xay dyng va bo dl tir 02 den 05 tang, eae tang thudng duge bd tri cdng nang cu the la: (i) Tang tret va ting 01 la mgt bang kinh doanh, djch vy thuong mgi vdi nhieu mat hang va phuc vu chu yeu cho khaeh du ljch;
(ii) Tu tang 02 la khdng gian idnh doanh cdc phdng khach sgn cd the de nghi dudng hoac cho thue de toi uu gia tri BDS, khai thac tdt cdng nang cua md hinh. Nha phd du ljch thudng cd hai mat phd, mgt mat tiep can dudng de phyc vu giao thdng, hau can va mat chinh la phd di bg, mua sam, sy kipn...
Neu nhu can hg du ljch, biet thy du ljch nam d nhihig vj tri yen ttnh phii hgp eho viee nghi ngai thi nha pho du Ijeh thudng d vi tri dac dja, tnmg tam hoac cac vj tri de dang tiep can dudng giao thdng trong cac dy an de ed the thu hiit ca khdch du ljch, khach mua sam nhu khu pho di bg, chg dem. Nha phd du lich la loai hinh BDS co the giiip cho viec loi uu hda lpi ich, giup tang thu nhap nhd vao hinh thuc kinh doanh djch vu luu tru du Ijch.
Gia trung binh ciia mpt can nha pho du ljch tren thi
tnrdng Vipt Nam hipn nay khoang 05 ty ddng vai vdi dien lieh dit khoang 100m-. cd the tiep cgn dupc vdi ddi tugng khach hang cd thu nhap cao, dn djnh, mong mudn khai thac tdi da san pham bat dgng san du ljch ma minh da dau tu. Khach hang dau lu vao nha phd du ljch ihudng thong qua hinh thuc mua hoge thue eiia ehu dau tu va khac vai loai hinh cdn hg du Ijch va biel thy du ljch. chii sd hiiu nha pho du ljch thudng ly van hanh, khai thac ma khdng thdng qua chii dau tu hodc mpt ben trung gian khdc.
2. KhSi nifm, d$c diem kinh doanh bat dpng san du ljch
Theo khoan 1 Di^u 3 Lugt Kinh doanh bit dpng san nam 2014, kinh doanh BDS la viec diu tu vdn de thyc hi§n hoat dpng xay dyng. mua, nhan chuyen nhui;mg de ban, ehuyen nhupng; eho thue, cho thue lgi, cho thug mua BDS; thyc hien djch vu moi gidi BDS; djch vu san giao djch BDS; djch vu lu van BDS hodc quan ly BDS nham muc dich sinh \q\. Tir djnh nghta ehung v6 kinh doanh BDS, CO the hieu: "Kinh doanh BDS du lich la viec dau tu von de thyc hipn boat dgng xay dyng, mua, nhan chuyen nhupng de ban, ehuyen nhuong; cho thue, eho thue lgi, cho thue mua BDS du lich theo quy djnh phap luat nham muc dieh sinh lgi". Tdng Ihl eac hoat dgng kinh doanh BDS du lieh bao gom dau lu tgo lap den cac hoat dgng giao djch BDS du ljch cung vdi cac djch vy ho trg tir cac chii th6 CO lien quan tao thanh thi trudng BDS du ljch.
Hogt dgng kinh doanh BDS du lich ed nhimg dac diem chung eiia hoat dgng kinh doanh BDS, ddng thdi, cd nhiing ddc diem rieng ehi gin vdi phan khiic BDS nay. Cy the nhu sau:
- Ld hoat dgng mang tinh cue bo vd khu vuc:
Hoat dgng kinh doanh BDS mang tinh eye bg va khu vye vi mgi boat dpng kinh doanh phai gan vdi
I Ddn ChCi & Phdp lu$t
QbAg dtfng fduJLft UiM Sd 7 (340) - 2020
vj iri ciia BDS, vj tii la y£u td quan trpng quyet djnh gia hi ciia BDS va lpi ich mang lai cho nha dau nr. Doi vdi BDS du ljch, tinh cue bg va khu vyc cdng rd net bdi le day la phan khiic BDS gin lien vdi va nham phue vu cho muc dieh du ljch, nghi dudng. Do dd, nhung vj tri cd cdnh quan dep, CO tiem ndng ve du ljch, nghi dudng nhu bi^n, nui... la noi dien ra boat dgng dau tu, kinb doanh BDS sdi dgng; md hinh kinh doanh BDS du ljch lgi moi khu vuc cung co sy khac biet.
- La hogt dgng ddu tu l&n va co tinh dong bg cao: Kinh doanh BDS ndi chung la hoat dgng yeu ciu CO von diu tu ltm, thdi gian dau tu dai. Nhiing doaoh nghiep co igi the ve vdn thi kha nang cgnh tranh cao nhat la trong boi canh lai suit ngan hang va tin dyng that chat doi vdi cho vay BDS. Ddi vdi BDS du ljch, lugng vdn dau tu thudng doi hoi ldn lion so vdi mgt dy an dau tu nha d co eiing quy md bcri 16 BDS du Ijeh phai dap ung nhiing tieu chuan, quy chuan cao, ddi hdi phai hoan thi?n long the mdi dli dieu kien dua vao khai thac va phai dau hi dong bp eae lien ich nham Ihu hut, dap img yeu cau ciia khach du lich.
- Ld linh vuc co chu ky kinh doanh ddi: Do dgc tinh can dau tu ddng bg cung nhu viec qudn ly van hanh sau dau tu nen viee kinh doanh BDS du ljch thudng keo dai hon nhi^u so vdi BDS nha d. Chu ky kinh doanh cua BDS nha d thong thudng la 05 nam, trong khi chu ky kinh doanh ciia BDS du lich thong thudng keo dai td 10 - 15 nam.
-La ITnh vi^c kinh doanh chfu dnh hu&ng mgnh me cua phdp lugt vd chinh sdch: Kinh doanh BDS luon duge eoi la Ifnh vuc kinh doanh dac thu, nhay cam vdi nhihig tac dpng tu chinh sach phap luat.
Viec thay ddi hay bd sung cae quy djnh, ehinh sach cua Nha nude se cd anh hudng tuc thdi vd tiyc tiSp den thj tiudng. N6u ehinh sach va phap
luat phii hgp vdi thuc te khaeh quan se thiie day thj trudng BDS phat trien lanh mgnh, diing hudng, ngugc lai se tgo ra cii "sdc" va tae dpng lieu eye eho doanh nghiep va Ihj mrdng^. Thye le thj tiudng BDS nghi dudng thdi gian qua da chdng minh viec thieu vdng hdnh lang phdp Iy dd va dang anh hudng trye tiep tdi eac hoat dpng kinh doanh, anh huijng tdi tam ly cua nha dau tu, tu dd gay rat nhieu khd khdn cho vipc phat trien eiia phan khiic thj trudng nay trong khi day le ra phai la phan khiic phat trien manh trong boi eanh du ljch yd thanh nganh kinh le miii nhpn.
- Kinh doanh BDS du ljch la ITnh v{fc thucmg gdn lien vdi chinh sdch cam ket ldi chinh. chia se lgi nhugn: Khach hang mua BDS du ljch khdng chi de nghi duong, su dyng cho ea nhan ma con cd myc tieu kinh doanh, thu tgi nhuan. Do do. vi?c chuyen nhuimg BDS du ljch thudng gin vdi qua tiinh qudn ly, kinh doanh, chia se lgi nhugn tir hogt dgng kinh doanh trong suot vong ddi ciia san pham. Day la diem dgc tnmg trong moi quan hp giua ben mua va ben ban BDS du ljch so vdi vdi san pham BDS khac.
3. Sy can thiet phai dieu chinh bing phdp luat vtfi hoat dpng kinh doanh bat dgng san du ljch
Thj tnrdng BDS du ljch da xuat hien tai Viet Nam khoang 10 nam trd lgi day va biing nd manh me trong 05 nam qua vdi hang trdm cac dy an khip ca nude, hang vgn san pham vdi gia trj hang chuc ty do la My. Vdi tu each la mgt bg phgn ciia thi trudng BDS, hogt dgng kinh doanh BDS du ljch ciing ddi hoi su dieu chinh bang phdp luat nhim tao mdi trudng dn djnh cho ede giao djch.
thuc day thj trudng phat trien. Sy can thiet khach quan phai dieu chinh bdng phap luat doi vtji boat dpng kinh doanh BDS du ljch the hipn d mpt so
Ddn chu & Phdp ludt I O
(Xidg dmg ftkdfi, lu4i
S<$7(340hZ0ZUdiem nhu sau:
Thii nhdt, Nhd nude !a dgi dien cho sd hiiu toan dan ddi vdi dit dai. Do dd, de hmh thanh thj ttudng BDS noi chung, BDS du ljch ndi rieng, Nha nude phai tien hanh khau dau tien, tao tien de eho thj trudng, dd id giao quyen su dung dat eho eac td chuc vd hp gia dinh su dung theo luat phdp.
Do do, viee hoan thien phdp luat lien quan den dat dai, kinh doanh BDS de dieu chinh thj trudng la yeu cau tit yeu.
Thu hai, BDS ndi chung va BDS du ljch ndi rieng la tai san ldn eua moi qudc gia, cac giao djcb BDS tac dpng den hau het eac hogt dgng kinh te, dnh hudng tdi an sinh xa hpi. Theo nhieu nghiSn cuu, thj tiudng BDS la "chia khoa" de bien cac tai san BDS tbanh "tii ban song", khoi day cac ngudn lyc de phat trien dat nude. Sy phat trien cua thj trudng BDS da gdp phan thu hut cac ngudn lyc, tao ra cdc tai san co djnh ldn cho nen kinh te, dap img nhu cau ve chd d cua ngudi dan, thue day tang tiudng va chuyen dich co cau, bao dam an sinh xa hgi, dong thdi gop phan quan ti^png vao cong cupc eong nghipp hda, hien dgi hoa, phdt trien dd thj, du Ijch, tang tiudng xanh... Thj trudng BDS phat trien eung keo theo hang logt cac thj trudng ve vdn, xay dyng, sdn xuat vat lieu xay dyng, npi that, lao dpng tang trudng. Kinh nghiem the gidi eho thay, cu dau tu phat trien Im^ nha d thi can tu 17-25 cdng lao dgng; diu tir 01 USD vao BDS thi thu hiit them duge 1 , 5 - 2 USD von xa hgi tham gia (ty le khoang 200%)'*. Theo nhom chuyen gia lu van ve bat dgng san thugc Uy ban Kinh te chau Au eiia Lien Hgp Qudc thi: "Bat dgng sdn noi chung va dat dai ndi rieng neu dupc to cbuc va quan ly tdt thong qua cac giao dieh trao doi, mua ban tren thj tiudng, no cd the Idm tang len cac hogt
dgng kinh t^ va cd the chifim tdi 30% titing ca cau GDP ciia mgt quoc gia"^. Trong ddng gop chung do, thj ttudng BDS du ljch cd vai tt^ ldn thiic day nganh du ljch phat trien rgng khip trong ca nude dieu ma cac nganh khae nhu eong nghipp, noi^S nghiep, lam nghipp... khdng lam duge. Thj trucmg BDS du ljch la kenh hipu qua huy dgng von dau tu, dac bi?t la tu cac nhd dau tu ed nhan, nhdm phat ttien eac ca sd luu tni du ljch, nen tang hg tang quan trpng de thyc hipn Chien lupc phat ttien du Ijeh thdnh nganh kinh te mui nhgn cua dat nude.
BDS du ljch cd vai tt^d ldn tt^ong thuc day nganh du ljch phat tiien rgng khap ttong ca nude, gop phan dieu tiSt cdng dn vipc Idm, ddng lien tir noi giau den cac noi ngheo han, thuc day xda doi giam ngheo, Ihu hpp khoang each giau ngheo... Tir gdc dg giao djch, BDS du Ijch Id hang hda co gia ttj ldn, eac hoat dgng mua bdn tten thj trudng deu can su dyng ngudn vdn ldn. Chinh vi vgy, hoat dpng kinh doanh BDS du Ijch se anh hudng ldn tdi nen kinh te, quyen va lpi ich cua cac chii the co lien quan. Cho nen, vipc dieu chinh bang phap luat nhim tgo mdi ttudng kinh doanh vdi sy quan ly chgt che eiia Nha nude tu dieu kien kinh doanh, hinh thuc giao djch, xu ly vi phgm... la can thifit, nhim han eh^ nhung tac dgng tieu eye tdi nen kinh te tir hogt dgng kinh doanh BDS.
Thif ba, thyc tiln thj tiudng BDS du ljch tai Viet Nam thdi gian vua qua da phat tiien vdi nhieu giao djch chuyin nhugng can hg du Ijeh, bi?i thy du ljch, nha phd du ljch. Thyc te thj ttudng cho thiy, hanh lang phap ly ddi vdi thj ttudng BDS du Ijch la nhu cau cap thiet ttong bdi canh cac giao djch ngay cang gia tdng va dd nay sinh nhirng tranh chap, mau thuan giu'a mgt so chu dau tu va khdch hang, dgc bipt la cac tranh chap lien quan
I Ddn chO & Phdp lu$t
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den cam ket tdi chinh khi mgt so cbu dau tu tiiyen bo khdng chi tra cam ket tai chinh. Tu cudi nam 2019, sau nhinig tranh chap giiia chii dau tu va khach hang, "buc tranh cua thj tiudng BDS nghi dudng da bdt sdi dgng va tam ly chd dpi tinh phap Iy ro rang dang bao triim"^. Sy thieu vang hanh lang phap Iy cho BDS du Ijch da tac dpng tdi tit ca cac chii the lifin quan nhu Nha nude, ehu dau tu va khach hang. Doi vdi Nha nude, dd la sy lung tiing trong quan ly giao dieh lien quan tdi cac san pham BDS du ljch, sy thieu thong nhat giua eac dja pbuong khi xae djnh ehe do su dyng dat, thyc hien cac thii tyc hanh chinh, giai quyel eae tranh chip phal sinh... trong linh vyc nay. Doi vdi chu diu tu la kho khan trong thuyet phyc khach hang, khd khdn ti-ong tiep cgn nguon von tin dyng cho BDS du Ijch, kho khan do thu tyc hdnh chinh phuc lap.
Vi dy nhu, thu tyc xin cap gidy phep xay dung, neu la nha d quy mo dudi 07 tang va tdng dien tich san dudi 500m2 ed quy hogch chi tiet 1/500 da dupc co quan nha nude cd tham quyen phe duy?t thi se duge mien giay phep xay dyng nhung neu la cong ttinh BDS du ljch vdi cac dieu kien tucmg ty ve quy md, dipn tich san, quy hoach 1/500 thi chii diu lu vdn phai xin cap giay phep xay dyng hay kho khan do khdng duge hudng cac chinh sach uu dai ve lifin thue dat, tifin thufi dii dau tu BDS du Ijch la diu tu ldn, chu ky kinh doanh dai... Doi vdi khach hang, sau nhirng tranh chap lien quan tdi BDS du Ijch, tam ly lo lang, bat an vao sdn pham Ai diu tu, ngan nggi khi tiep tyc dau tu san pham la tam ly phd bifin; vipc chua ro rang vfi phap Iy BDS du Ijch cung khifin nha dau tu ed nhan kho tiep can cdc nguon von vay de dau tu san pham nay din dfin rit nhifiu khd khan khi tifip tuc thyc hi?n nghta vy thanh toan theo eac hgp ddng
chuyfin nhupng da ky kfit. Nhu vgy, hoan thipn hanh lang, khung khd phap Iy "de thj tiudng nay van hanh mgt each chinh quy, hgp phdp; quyen va nghia vy cua cac chu thfi tham gia giao djch ddi vdi hang hda nay dupc minh djnh cy the, rd rang va duge phap lugt bao v?; kifim soat quyfin lyc nha nude doi vdi thi trudng nay can phai dupc minh bgch va cdng khai hda"' la yeu cau khach quan.
cap thiet.
Thit tu. tac dpng ciia cupc each mang cdng nghi?p 4.0. Nhu bat ky cugc each mgng nao, each mgng cdng nghiep 4.0 ed anh hudng sau rgng den mgi linh vyc cua ddi song chinh tii, kinh te, xa hgi, van hoa. CJ nhifiu nude trcn the gidi, thanh tyu ciia cugc each mang cdng nghipp 4.0 nhu cong nghp chuoi khdi (blockchain), ddng lien ky thugt so (bit- coin) da dupc ling dung trong vi^c da dgng hda, hipn dai hda phuong thuc giao djch, phuang thue thanh toan; hgp ddng thong minh (smart conti:aet) da ttd nen pbd bifin. Thyc tien nay doi hoi phdp lugt ndi chung, phap luat ve kinh doanh BDS ndi rifing can cd nhung quy djnh cap nhgt kjp thai vdi sy phat trien ciia cdng nghe. 0 mgt khia canh khac, viec iing dung thanh tyu cua cugc each mang cong nghiep 4.0 se giiip gia tdng hi?u qua quan ly nha nude, quan ly xa hpi, bao dam an ninh, an toan xa hgi, la nfin tang cho cac chinh sach, quy dinh thong thoang hon ma trudc day cdn co the cd nhihig e nggi giua lya chgn "md cua" va "quan Iy". Trong Iinh vyc kinh doanh BDS, viee iing dyng cong nghe thong tin ttong quan Iy ciing la difiu kien bao dam dfi eo the quy djnh thdng thoang hon vfi quyfin sd hihi BDS va cu tni ddi hgn cua ngudi nude ngoai.
Thu nam, kinh nghifim quoc te ve dieu chinh bing phap luat doi vdi thj trudng BDS du ljch.
Ddn chCi & Phdp ludt E l
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Tren thS gioi, BDS du ljch vcri tu each la "ngoi ngoai mua BDS du ljch, do la: (i) Chmh sa^
nha thii hai" la loai hinh da phat trien kha manh. thong thoang ve di6u kien so hihi BBS (c NSu nhu trong giai doan d k , BDS du ljch duoc gioi han o loai hinh BDS ma ngum n " " ' "2°
coi la dong san pham danh rieng cho gioi nha duoc so hiru theo huong nguoi nude ngoa giau, quy tpe thugng luu so hiru voi muc dich duge mua BDS lien quan den quoc phong, nghi duong thi tir dau nhiing nam 2000 ika nay xa hpi); (ii) Chinh sach coi mo ve luu tru, ^ vdi su phat trien cua cong nghe, hang khong va phep nguoi nuoc ngoai mua nha o muc g ^ CO so h? ting, BDS du ljch duge phat triSn da djnh hojc co khoan tien giii ngan hang, tien y d?ng, vdi nhieu miic gia, tiep can vdi nhieu nhom quy o miic nhat djnh co the luu tni oai han khach hang hon, khong chi danh cho nghi duong co thai han tai nude so tai. Day la nhttng kin ma cdn la hoat dpng diu tu mang lai lgi nhuan nghiem ma Viet Nam co the hpc tap de vua ?o eho chu sd hiru. Chinh sach so huu BDS theo dpng luc mdi cho thi trudng BBS Viet Nam, vua hudng md, thong thoang da giiip thj trudng BDS the hifn tinh thin cdi md, hpi nhjp.
du Ijch tai nhi6u nude tang trudng manh va dn Vdi nhiing ly do co ban neu tren, cd the khSng djnh. Ivlpt sd nude tai chau A da trai qua nhung djnh, dilu chinh bing phap luat doi vdi thi truoiig thay ddi ddng kk tir khi dp dimg eac chinh sach BDS ndi chung, BDS du ljch ndi rieng la tat yeu khuyen khich nha diu tu nude ngoai vao thj khach quan. Dieu nay khdng chi xuat phat tir dac trudng BDS, gdp phin vao s\r gia tang ciia thj trung ciia BDS du ljch, thj trudng BDS du ljch, trudng BDS va toan bp nen kinh t l Nghien ciru khdng ehi nhim giai quyet nhihig van ii ciia hien kinh nghiem cac nude, cd thi tdng hgp hai diim tai md cdn nhim dn djnh cac mdi quan h$ va dap ndi bat lien quan tdi viec thu hut ngudi nude ling nhimg nhu cau ciia tuong lai •
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