Nghien ciru
THUC TRANG GIA BAT THEO THj TRUONG TREN BIA BAN THI TRAN B O N G SON, HUYEN HOAl NHON,
TINH BINH DINH
T r u o n g Q u a n g Hien, Bui Thi Dieu Hien, D6 Tan Nghi, Diep Ti€n Dung Trudng Dai hpc Quy Nhoii Tom tat
Dinh gid ddt la mgt viec lam cdn thiet. giup cdc ca quan qudn ly nhd nu&c ve ddt dai CO cdn cu de thuc hien cdc cong tdc tinh Ihiie ddt, boi thu&ng vd cdc cong tdc khdc CO lien quan den quyen su dung ddt cita ngu&i ddn. Hien nay, tren thuc tc CO su chenh lech kha l&n giii'a mirc gid ddt do Nhd nu&c quy dinh v&i gid thi tnrang, dieu nay da gay ra nhirng kho khdn trong cong tdc quan ly ddt dai. Bdi bdo nay nghien cim gid ddt a tgi thi Iran Bong Son. huyen Hoai Nhan, tinh Binh Djnh dua tren kel qua dieu tra ngu&i ddn vd phdn tich cdc yeu to tu nhien. kinh te - xa hoi cua khu vuc nghien cuu. nhdm xdc dinh gid ddt a tren thi tru&ng cho tirng tuyin duang.
sau do so sdnh gid ddt do Nhd nu&c quy dinh v&i gid thi tru&ng vd xay dimg so do phdn vung gid tri ddt cho khu vuc Irung tdm thi trdn Bong San Day se la nguon tdi heu quan trong phuc vu cho cong tdc qudn ly Nhd nuac ve ddt dai cua dia phuang.
Tir khda: Gia dat: Thi trudng quyen su dung dat; Bdng Son: Binh Dinh Abstract
Situation of residential land market price in Bong Son town, Hoai Nhon district, Binh Dinh province
Land pricing is a necessary lo help land managemenl agencies to have the foundation in land use lax calculation, land compensation and other ii orks relating to land use rights of people. At present, there is a large difference between the land price promulgated by the Governmeni and the land market price. This paper studies land price in Bong Son toMm, Hoai Nhon district, Binh Dinh province based on surveying people and analysing natural and socioeconomic factors of Ihe study area in order to determine the market price of land for each road. The paper then compares the land price promulgated by the Government with the market price oj land and develop land value zoning map for the central area of Bong Son town. This will be an important reference for local land management
Keywords: Land price; Land use right markets; Bong Son; Binh Dinh 1. D A T VAJN D E giua gia dat do Nha nude quy dinh va gia Dit dai la ngudn tai nguyen vd cimg ^'"^^ thi trudng ludn cd sy khac biet dang quan trpng doi vdi mpi qudc gia va cdng ^^^ S^y khdng it nhiing khd khan trong tac dinh gia d4t la mdt viee lam cSn tliiet, ^dng tac quan ly, quy hoach sir dung d^t giiip eac ca quan quan ly Nha nude ve v a p h a t t r i ^ n k i n h t i t h u h u t d a u t u f ! . 8].
dat dai ed can cii de thyc hien cac cdng Thi tr^n Bdng San thugc huyen Hoai tac tinh thue dat. bdi thudng va cac cdng Nhan. n^m phia BSc cua tinh Binh Dinh.
tac khac cd lien quan den quyen su dung Trong xu hudng cdng nghiep hda - hien dat cua ngudi dan. Tren thyc tL dat dai dai hda, k^t hgp vdi sy gia tang tdc dp tdn lai 2 loai gia, dd la gia do Nha nude dd thi hda da thite day gia dat ludn ludn quy dinh va gia thi trudng, khoang each biSn dpng theo hudng ngay cang tang, vi
86 , Tap chi Khoa hoc Tdi nguyen vd Moi tru&ng -So 20- ndm 2018
Nghiin cuu
\ a \ sy chenli lech giira gia dat do Nha nude quy dinli va gia dat thj trudng ngay cang Idn. gay khd khan, phirc tap trong viec thuc Men chinli sach bdi thudng. ho trg tai dinh cu cho ngudi dan klii thu hdi dat, thyc hien nghTa vutai chinh khi dugc cdng nhan quy^n su dung dat, chuy8n muc dich su dung dat,...
Trong bai bao nay, nhdm tac gia tien hanh khao sat thi trudng gia ddt tai thi tran Bdng San, tinh loan he sd K giira gia dat thi trudng vdi gia dat Nha nude trong nam 2016. Gia ddt dugc tinh toan dya tren co sd phan tich cac yeu td vi tri. hinh the, hudng va dien tich ciia cac tliura dat, tir dd xay dung ban dd viing gia trj dat dai. Cac yeu td dugc chpn de xac dinh gia dat la cac yeu td ty nhien tao nen dac diem va gia tri ciia thua dat, la CO sd xay dyng gia dat Irong bang gia. Ket qua nghien cim la tai Heu quan trpng cho cac co quan quan ly Nha nude ve dat dai trong viec xay dyng bang gia dat tai dia phuong.
2. PHUONG PHAP VA QUV TRINH NGHIEN C L U
2.1. Phuong phap nghien cihi De tai su dung mdt sd phuong phap nghien cim sau:
- Phuong phdp diiu tra, ihu thap sd lieu: Dieu tra khao sat la phuang phap quan trpng nham thu thap cac sd lieu \h diSu kien ty nhien, kinh te - xa
2.2. Quy trinh nghien ciru
hdi d khu vyc nghien ciru, thu thap cac tai lieu tii' nliieu ngudn khac nhau: van ban quy pham phap luat. giao trinh.
file sd lieu... nham phue vy cho myc dich nghien ciru. hoan thien dc tai. Thu thap dir lieu thj trudng la phuang phap nghien ciru chii yeu, dinh hudng cho viec thyc hien de lai nham xac dinh gia dat theo cac dir lieu dupe thu thap tir thi tru'dng. Dieu tra gia dat d thyc te tren nhirng tuyen dudng trong pham vi nghien cuu. Dii lieu thu thap gdm gia giao dich cac thira dat tuong ddng vdi thua dat mau dupe chpn de so sanh.
phan tich miic gia.
Phuang phdp xir ly so lieu:
Phuang phap nay ket hgp ddng thdi vdi phuong phap dieu tra, thu thap sd lieu nham muc dich phan tich so sanh miic gia dat d giiia gia dat trong bang gia vdi gia dat khao sat tren thyc dia. Tir cac sd lieu dugc thu thap. xir ly so bd. tdng hgp, phan tich, xir ly sd lieu de thay rd sy tac ddng ciia cac nlian td ty nhien den gia dat, xac dinh nguyen nhan din den su chenh lech mirc gia giira gia Nha nude so vdi gia thi trudng, tir dd khoanh vimg gia tri dat dai phuc vu cdng tac quan ly nha nude ve dat dai.
- Phuang phdp sa do, bieu do: Cac sd lieu da xii ly dugc minh hpa bang eac bang, bieu dd, so dd gia tri nham tang tinh tryc quan cho de lai va dinh hudng ndi dung nhan xet, danh gia.
Cae budc xac dinh gia dat dugc thyc hien trinh ty theo md hinh sau:
Dicii tra, thu thap so
lieu th) Trutnig
Phan lich dfr lieu thi trucmg. phat trien cac
thong tin
Khoanh VTJng gia In
Xay dimg mo hinh dinh
; gia. lap so do phan viing gia dat Hinh I: Quy trinh cdc hu&c thuc hien nghiin cuu gid datfl, 2, 8}
Tap chi Khoa hoc Tdi nguyen vd Moi ti-u&ng -So 20- ndm 2018 87
Nghiin cuu
3. KET QUA NGHIEN CUU 3.1. Dac diem dia ban nghien cuu Bdng Son la mdt thi Iran thupc huyen Hoai Nhon. tinh Binh Dinh. Nam each thanh phd Quy Nhon 90km ve phia Bac. vdi toa dp dia ly trong pham vi tir 14"2r20"^ den 14"31'30" vT Bac d^n 108*'58'dan 109'>06'50" kinh Ddng. Thi tran dugc dau tu phat trien manh ve co sd ha tang, tao dieu kien thiic day phai trien kinh le - xa hdi cho dia phuong trong thdi gian gan day. Khu vyc cd dia hinh tuong ddi bang phang, mang tinh dac thii ciia vimg ddng bang duyen hai mien Trung. thap va nghieng dan tir Tay sang Ddng, rat thuan Igi cho viec van chuyen kinh doanli, budn ban trong va ngoai thj Iran. Bdng Son la trung tam hanh chinh.
kinh te, van hda ciia huyen; dau mdi cac tuyIn giao thong DT 629, DT 630. DT 639 ndi lien cac huy^n trong tinh; cd vi tri tmng lam khu vuc phia Bac cua tinh, giQ vai trd thuc day sy phat trien cac huyen Hoai An, An Lao. Phii M\ (tinh
Binli Dinh) va huyen Dire Phd (tinh Quang Ngai), ddng thdi Bdng Son cung la diem giiia lien kit giira 02 do thj Idn trong vimg duyen hai Nam Trung Bd la thanh phd Quy Nhon thupc tinh Binh Dinh va thanh pho Quang Ngai thupc tinh Quang Ngai.
3.2. Xac dinh gia dSt theo phvong phap dir li^u thj trvdng tai khu virc trung tam thi tran Bong Son
3.2.1. Bieu tra, thu thap so lieu thi trit&ng
Phuong phap dii lieu thi trudng la phuong phuong phap thu thap thdng tin ve gia dat tren thi trudng. phan tich.
danh gia su khac biet ve mirc gia nham dua ra nhiing ket luan ve quy luat. ve nhirng yeu td tac ddng Idn den gia dat nham phyc vu myc dich nghien ciru [3].
Sd lieu dugc thu thap thdng qua cac mau phieu dieu tra da dupe lap san. Sau khi tap hgp va xu ly so bd eac thdng tin thu thap dugc trong phieu dieu tra. ket qua dugc thdng ke nhu sau:
Huy&i HoSi An
Hinh 2: Khu vtrc nghien cuu
Tap chi Khoa hoc Tdi nguyen vd Moi tru&ng -So 20- ndm 2018
Nghiin cuu Bdng 1. Bdng thdng ki phieu dieu tra gid ddt thi tru&ng
Tong so phieu 50
So tuyen dirtrng diro'c dieu tra
8
So phieu vi tri mat tien
24
So phieu vi tri hem 26 Nhung bat ddng san dugc di^u tra
la nhiing bat ddng san mau (dya tren nhu cau sii dung va giao dich pho bi^n tren thi trudng). di6n hinh cho tirng tuyen dudng. Nhu'ng tuygn dudng dugc chpn de dieu tra la nhung tuy^n dudng chinh, nam trong khu vuc trung tam, tap tiling nhiau dan cu nham tao thuan Igi cho viec dieu Ira cung nhu dp tin cay eiia ket qua dieu tra.
3.2.2. Phdn tich du lieu thi tru&ng, phat trien cdc thong tin
Sd lieu phuc vu cho viec nghien cim gia dat dugc thu thap trong cimg nam 2016, gia dat thj trudng tai thj tran Bdng Son khdng cd bign ddng dpi xuat nen khi linh toan klidng cd he s5 chuyen ddi (he sd dieu chinh) do chenh lech vi}
thdi gian va dan vj tien te giua gia dat cua thiia dat so sanh so vdi gia thira dat can dinh gia.
Thyc te cd nhieu nhdm yeu Id lac ddng den gia dat, trong qua trinh phan tich miie chenh lech gia thj trudng va gia nha nude, nhdm tac gia ciing da xem xet su anh hudng ciia nhiing nlidni ySu td khac den gia dat. tuy nhien, nhom tac gia nhan thay nhung nhdm yeu td quylt dinh mua khdng dn dinh. khdng tao dugc quy luat lac ddng den gia giao dich, ngoai ra. thi trudng giao dich it sdi ddng. sy canh tranh va gia ao do mdi gidi hay ed dat cd he sd tac ddng rihd dSn gia giao djch thi trudng. Vdi muc tieu nghien ciai nham so sanh muc gia thi trudng va gia do Nha nude quy dinh trong bang gia dat nham danli gia thyc trang giao djch gia dat d tai thi Iran Bdng Son, nhdm tac gia lua chpn 3 yeu
td chinh thupc nhdm > eu td ty nhien bao gdm: vi tri. hinh the. hudng. Day la ba nhdm yeu td cau thanli gia tii thua dat dya tren co sd dinli gia dat theo gia Nha nude quy dinh.
• Yeu to vi tri
Vi tri anh hudng Idn nhat den gia dat so vdi cac yeu td cdn lai. Vi tri thua dat dupe xac dinh la: mat lien (MT).
hem (H|, HL,). Theo ket qua dieu tra cd the nhan thay gia cua nliirng thira dat thugc vi tri mat tien la cao nliat tren tuyen dudng va cao hon nhieu so vdi cac vj tri cdn lai. Tuy nhien, d ciing loai vi tri mat tien hoac hem nhimg cac thira dat nam tren cac tuyen dudng khac nhau thi gia chuyen nhugng cung khac nhau.
Su khac biet ve gia do sy lac ddng ciia dp rpng tuyen dudng va kha nang sinh Igi ma mdi thua dat mang lai.
Khi de cap den yeu td vi tri ciia thira dat tai cac tuyen dudng, ngirdi cd nhu cau mudn giao dich thudng se dua vao vi tri thua dat de phan tich them nhung yeu td khac anh hudng d i n kha nang sinh Igi cua thira dat, cy the true lilp tim den thira dat de xem xet dac diem hinh dang, yeu cau cung edp so dd thua ddt trong giay chimg nhan quyen sir dung dai hoac tra ciiu vi tri tren Google Earth de xem dac diem nhung ylu td khac nhu dp rgng Idng dudng, klioang each din trudng hpc, tram y t l . cho,... Chinh vi nliu-ng thdng tin dugc cung cdp cd t h i tim hieu dupe thdng qua ylu Id vi tri, do dd sy anh hudng eiia vi tri den gia dk thuc sy quan Irpng va chiem trpng sd Idn, dac biet tai thi tran Bong Son, khu vyc phan \amg gia tri dat d tuong ddi Tgp chi Khoa hoc Tdi nguyen vd Moi tru&ng - Sd 20 - ndm 2018
Nghien cuu
rd rang, so tuyen dudng Idn khdng qua nhiiu, dl tim vi tri thira dat tren ban do.
Viec xac dinh chilu dai dudng hem anh hudng din gia tri thiia dat can cii vao khoang each trung binh cac doan dudng tren eimg mdt tuyen dudng va mire gia ddt quy dinh tai Quyet dinh sd 66/2016/QD-UBND ngay 13/12/2016 ciia UBND tinh Binh Dinh. Trong bang gia dat, vi tri tuyet ddi ciia thua dat tai cac tme dudng Idn va cac nga ba (nga re) se co su phan tach miic gia phu thupc vao dp rpng dudng. Rieng ddi vdi eac hem, theo dieu tra thuc te cua nhdm tac gia. vi tri cac thira dat d trong hem (vi U'i luoiig ddi) dugc xac dinh can cir vao chieu dai hem: Chieu dai hem < 50m:
H I : Chilu dai hem > 50m: H2. Sy thay doi rd ret ve mire gia khdng chi chiu anh hudng ciia chieu dai khoang each ma cdn chiu tac dpng cua nhieu yeu td khac anh hudng den muc dp thuan Ipi de phuong tien giao thdng di chuyen den tuyen dudng chinh.
* He sd vi \i\ (K^,. K^,) dupe tinh nhu sau:
,. _ Gia I m ' dat d H,
K , j , -
Gia Im- dat o M T Gia Im- dat d H, Gia 1 m^ da
Bieud&pbSDlicbb^' CTMT vjli-iH
Hinh 3: Biiu do phdn tich he so vi triH^
Bi4u at phan tich he sd vi tri H^
Hinh 4: Biiu do phdn tich he sd vi triH^
Bdng 2. Phdn tich he so vi triH^
Cap phieu 1 2 3 4 5 6 7 8
So phieu
6 1 6 3 13 10 1.5 10 20 17 20 19 27 24 27 25
Du-6"ng Ouang Tnms Ouaiia Trung Ouang Trung Ouang Trung Hal Ba Trung Hai Ba Trung Hai Ba Tnmg Hai Ba Tnmg Tran Hung Dao Tran Hung Dao Tran Hung Dao Tran Hung Dao Tran Pliii Tl an Pjiu Tran Phu Tran Phu
Dir lieu DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT
Dien tieh (m-)
150 155 150 170 90 120 100 120 148 145 148 140 84 78 84 87
Vitri H, MT
H, MT
H, MT
H, MT H, MT H, MT
H, MT
H, MT
Gia ikilm' 13.3 22.6 13,3 20,6 4,4 12,5 4,0 12,5 14,9 28,6 14,9 21,4 8,3 19,2 8,3 11,5
K,n 0,59 0,65 0.35 0,32 0.52 0,70 0,43 0,72 90 Tap chi Khoa hoc Tai nguyen vd Mdi trudng -So 20- nam 2018
Nghiin cuu 9
10 11 12 13 14 15 16
29 24 29 25 33 31 35 32 41 40 44 43 47 46 47 48
Tran Phil Tran Phii Tran Plu'i Tran Phil Le Loi Le Loi LeLoi Le Lai Bleu Cuong Bicn Cuong Bien Cuong Bien Cmmg Dao Duy Tir Dao Duy Tir Dao Duy Tir Diio Duy Tir
DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT
88 78 88 78 100 128 120 115 125 120 121 110 140 150 140 145
H, MT H, MT
H, MT
H, MT
H, MT
H, MT
H, MT
H, MT
5,7 19.2 5,7 11,5 8,3 14,0 3,8 7,0 4,0 6,7 3,3 6,4 3.6 10,0 3,6 4,1
0,40 0,50 0.59 0,54 0,60 0,52 0,36 0.88 Bang 3. Phdn tich he so vi tri H,
Cap phieu
1 2 3 4 5 6 7 8 9 10 11 12 13
So phieu
5 1 5 3 14 10 16 9 21 18 23 17 23 19 28 26 34 31 42 40 45 40 50 46 50 48
Duong Quang Trung Quang Trung Quang Tning Quang Trung Hai Ba Trung Hai Ba Tnmg Hai Ba Tnmg Hai Ba Trrmg Tran Himg Dao Tran Hung Dao Tran Hung Dao Triin Hung Dao Tran Hung Dao Tran Hung Dao Tran Phii Tran Pliii Le Loi Le Lai Bien Cuong Bien Cuong Bicn Cuong Bicn Cuoirg Diio Duy Tir Dao Duy Tir Dao Duy Tir Dao Duy Tir
Dir lieu DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT
Dieo tich (m')
160 155 160 170 110 120 108 110 135 143 130 145 130 140 93 100 130 128 113 120 120 120 148 150 148 145
Vi tri H, MT H, MT H.
MT H, MT H, MT H, MT H, MT
H, MT H, MT H, MT H, MT H, MT H, MT
Gia aitlm' 3,75 22.6 3,75 20.6 3,6 12,5 3,7 15.5 7,4 24.5 4,6 28,6 4,6 21,4 5,4 10.0 4,6 14,0 3,5 6,7 2,5 6,7 2,0 10.0 2,4 4,1
K,„
0.17
0,18 0,29 0.24 0,30
0.16 0.21 0.54
0,33 0.52 0,37 0,20 0,49
Tgp cl-ii Khoa hoc Tdi nguyen vd Moi ti-u&ng - Sd 20 - ndm 2018
Nghiin cuu
Qua ket c^ua tinh dupe tir 2 vi tri H . H^, cd the nhan thay khi xac dinh sy anh hudng ciia yeu td vi tri din gia dat. nhimg thua dat thugc vi tri mat tiln nam tren true dudng Idn ludn cd gia cao hon nhieu so vdi cac vi tri khac tren ciing mdt luyin dudng va cao hon nhieu lan so vdi cac vi tri khac tren cac tuyen dudng nho. Gia dai cao hay thap phu thupc chii yeu vao yeu td nay. vi tri la ylu td quylt dinh ddi vdi gia cua thiia dat d. nhiing thua dat cd vi tri thuan Igi.
nam d mat dudng. gan cac trung tam kinh te. van hda, xa hdi cd the sir dyng da muc dich, kit hgp myc dich d va cho thue mat tiln hoac kinh doanli budn ban, dat cd gia cao hon cac vj tri cdn lai.
Nhimg thira dat cd vi tri giap mat dudng Idn, Idng dudng rpng, khoang each den trung tam thuong mai, chg, benh vien, trudng hoc ngan c6 gia cao. vi tliuan loi trong dap img nliu cau an uong, cham sdc sire klide. y te, giao due. Ben canh dd. mdi tuyen dudng cd mdt dac trung rieng vi la noi tap trung try sd nha nude, ngan hang, noi budn ban, noi xay dyng trudng h p c . . . do dd ban than yeu td vi tri anil hudng quyet dinh den khoang 70 - 80% gia tri cac thira dat giao dich tai khu vyc nghien cim [1, 2].
• Yeu to hinh the
Hinh the la mdt \ e u td anh hudng idn den gia dai, trong qua trinh dieu tra, hinh the thira dat dugc phan thanh 2 loai la hinh the tdt va hinh tlie xau. Khi phan loai hinh the tdt va hinh the xau. yeu td hinh the da bao gdm chieu rpng mat lien va kha nang bd tri xay dyng thuan Igi khdng, cd tan dung dugc tdi da dien tich dat de xay dyng khdng. Cu the:
Hmh tlie tdt: La nhirng manh dat cd hinh vudng viic hoac phia truoc nhd, sau phinli to (nd hau). Theo thi hieu ngudi dan. nhiing thira dat tdt la nhiing thira dai vudng vurc. nd hau.... Se mang lai nhieu thuan Igi cho gia chu trong viec mua ban, sinh sdng.
Hiiili the xau: la nhirng manh dat cd 92 -
hinh tam giac. hinh thoi hoac cac hinh the khdng vudng \irc. cd dien tich thira.
Nhihio thira dSt na> gpi la nhiing thira dat xau: khiiyet lom. tam giac...khdng hgp phong thiiy. khdng dugc ehudng va khd xay dyng bat ddng san hoan hao.
* He sd hinh the K,,, KuT~
Gia Im- dat cd hinh the xau Gia Im^ dat cd hinh the tdt K i t qua he sd K^.,^ bang 0.68 cho thay gia dat cd sy chenh lech do sy anh huong eiia yeu Id hinh the. Ddi vdi nhiing thua dat cd hinh the chii nhat hay hinli vudng thudng cd gia chuyen nhugng cao hon nhirng thira dat cd hinli da giac nhieu phan thira khdng ihe tan dyng de xay dyng. hoac nhitng thira hinh dudi chudt.
K i t qua khao sat. danh gia cdn cho thay, y l u td hinh the di kem vdi muc dich sir dung dat va dien tich. tai khu vyc ndng thdn hay do thi. cd anh hudng dac biet den dat d ket hgp eac niye dich su dung khac nliu san xuat kinli doanh hoac cho thue lam mat bang san xuat kinli doanh. Nhirng thira dat cd difn tieh tuong ddi rpng, cd the sir dung yeu td xa\ dung de tac ddng che lap nhung khuyet diem ve hinh the thi mirc dp anh hudng ciia hinh the xau den gia dat il chiu sy tac ddng hon so vdi nhung thira cd kich thudc nhd vi khd xay dyng dap ling nhieu nliu cau. Trong nghien cim cua nhdm tac gia. dien tich trung binh dit d dao ddng tu 85 - 165, sd lugng thiia 2 - 3 mat lien it, kha nang tan dung toan bd quy dat de xay dyng nha d va xoay hudng ra dudng rat cao, ttong khi dd. hinli the cac thira dat tai cac tuyen dudng Idn tuong ddi vudng viic. tai cac hem ciing it cd sy bien dang qua Idn ve gde canli, vi vay. yeu td hinh the thudng quyet dinh khoang 10 - 15% den gia tri thua dat tai dia ban.
• Yiu to hur&ng
Theo tam ly cua ngudi dan thi hudng tdt d.h lam nha thudng la nhiing Tap chi Khoa hgc Tdi nguyen vd Moi tru&ng -So 20 nam 2018
Nghien cuu hudng nhu Ddng. Nam. B a c Ddng
Nam. Ddng Bae; cdn nliiing hudng xAu la hudng Tay. Tay Bae, Ta/ Nam. Tuy nhien. thyc t l cho thdy yeu td hudng cua thira dat phu Ihude vao hudng cua tuyIn dudng. dac biet la nhirng thua ddt ed dien tich trung binh tir 90 - 100m- ehi cd mdt mat tien, thudng cd dien tich xay dimg ia toan bd thira ddt chic chan hudng nha phai quay ve phia dirdng di. Dya vao ket qua dieu tra hudng cac
thira dat cu Ihl tren cac tuyen dudng va miic dp phu thupc vao dien tieh thiia dat, nhdm lac gia dua ra ket qua phan tich he sd hudng KH tai bang 5. Nhirng ihira dat cd hudng tdt se cd gia cao hon nhiing thira dat hudng xau trong cimg dilu kien, dilu nay dugc the hien qua he sd hudng nhu sau:
K = Thira dat cd hudng xau Thua dat cd hudng tdt Bang 4. Phdn tich he so hinh the K^.^
Cap phi^u
1 2 3 4 5 6 7 8 9 10
So phieu
7 6 9 8 11 10 18 17 21 20 32 31 35 33 39 36 39 38 49 47
Duong Ouang Trung Ouang Trung Hai Ba Tnmg Hal Ba Tnmg Hal Ba Tnmg Hai Ba Trung^
Tran Hung Dao Triin Himg Dao Triin Himg Dao Tran Hung Dao
LeLoi Le Loi LeLoi LeLoi Bill Till Xuan Bill Thi Xuan Bill Thi Xuan Bui Thi Xuiin Diio Duy Tir Diio Duy Tir
Dir lieu DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT
Dien tich (in'l
145 150 110 95 100 120 143 145 135 148 115 12S 120 120 100 105 100 92 142 140
Hinh thi Xau Tot Xau Tot Xiiu Tot Xau Tot Xau Tot Xau Tot Xau Tot Xau Tot Xau Tot Xau Tot
Gia aat/m' 9.7 13.3 15,5 15.8 7,0 12.5 24.5 28.6 7.4 14.9 7,0 14,0 3.75 8.3 4.0 5,7 4.0 4,9 2,5 3,6
•^HT
0.73 0,98 0,56 0,86 0,50 0,50 0.45 0,70 0.82 0.69 Bang 5. Phdn tich he so hu&ng K^^
Cap phieu 1 2 3 4 5 6 7
So phieu
2 1 4 7 10 8 11 9 77 20 30 27 30 29
Duimg Ouang Trung Ouang Trung Ouang Trung Ouang Tnmg Hal Ba Trung Hal Bii Trung Hai Ba Tnmg Hal Ba Trung Tran Hung Dao Tran Hung Dao Tran Himg Dao Tran Himg Dao Tran Phu Triin Phil
Dir lieu DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT DLTT
Dien tich
im')
165 155 175 145 120 95 100 110 145 148 96 84 96 88
Hinh thi Xau Tot Xiiu Tot Xau Tot Xau Tot Xau Tot Xau Tot Xau Tot
Gia dat/m- 21.2 22.6 4.6 9,7 12.5 15.8 7.0 15,5 8.3 14.9 4.2 8.3 4.2 5,7
•^HT
0.94 0,47 0,79 0,45 0,56 0,51 0.74 Tap chi Khoa hgc Tdi nguyen vd Moi tru&ng - So 20 - ndm 2018 93
Nghiin ciru
8 9 10
43 40 44 41 44 42
Bien Cuong Bien Cuong Bien Cuong Bien Cuong Bien Cuong Bien Cuong
DLTT DLTT DLTT DLTT DLTT DLTT
110 120 121 125 121 113
Xau T6t Xau Tot Xau Tot
6.4 6.7 3.3 4.0 3.3 3.5
0.96 0.83 0.94
Biiu 6h phan tich h^ s6 hinhthi K, u d 6 phan tfch he sd hironrtg KH
Hinh 5: Biiu dd phdn tich he sd hinh the Hinh 6: Bieu do phdn lich hi so hu&ng Kel qua he sd hudng KH bang 0.72
cho thay gia dat ed sy chenh lech do sir anh hudng cua veu td hudng. Tuy nhien, su chenh lech ve hudng khdng anh hudng qua Idn den gia tri bat dpng san. nguyen nlian chii yeu la do nhu cau thi trudng ve dat d chu \ e u nham muc tieu cd nha de d, hudng chi anh hudng Idn den gia tri nliihig thua vira d vira kinh doanh budn ban hoac cho thue mat bang, nhimg kha nang sinh Igi tir yeu td thuan Igi ve vi tri va loai huih kuili doanh anh hudng Idn hon, do dd su tac ddng ciia hudng den gia eac thira dat khdng qua Idn.
Xet ve loan eye, sy anli hudng cua cac yeu td anh hudng den gia dat khdng tac ddng rieng le, ma anh hudng lan nhau, dac biet la nhung thira dat dap img dieu kien tdt ciia ca 3 tieu chi, mitc gia giao dich thudng dat gia tri cao nhdt.
Vdi dac diem cae tuyen dudng tai thi Iran da hoan thanh. budc vao giai doan binli dn gia, khdng cd nhung hien tugng dau CO tao dieu kien thuan Igi cho viec xac dinh gia dat dya vao cac y l u td ty nhien. Khi xet tdng the 3 nhdm y l u td anh hudng den gia dat la 100%, y l u td huong chiem he sd 0,7 - 0,8. hinh t h i chiSm ty trpng tir 0.1 0.15, y l u td hudng chiem ty le 0,05 - 0,1.
94 -
3.2.3. Khoanh vitiiggid tri Sau khi tham khao Quyet dinh sd 34/2014/QD-UBND eiia UBND tinh Binh Djnli ve viec ban hanh bang gia dat d mdt sd tuyen dudng tren dia ban huyen Hoai Nhon. Quylt dinh sd 66/2016/QD- UBND Ban hanh dieu chinh, bd sung bang gia cac loai dat nam 2015 (dinh ky 5 nam) tren dia ban tinh Binh Dinh, dya vao ket qua tinh toan sa bd gia dat tir nhirng bat ddng san trong vimg. tien hanh khoanh viing gia tri ehinli thiic, ket qua nhu sau:
-I- Viing 1: gdm nliiing bat ddng san nam trong ranh gidi cac dudng Biii Thi Xuan, Dao Duy Tir va trong hem H,.
Tai kliu vyc nay, sd mau dugc chpn la 4 mau, don gia chuan: 1,75 trieu/m^
-1- Vimg 2: gdm nhung bat ddng san nam trong ranh gidi cac dudng Hai Ba Trung. Tran Phu va trong hem H^. Tai khu vyc nay, sd mau dugc chgn la 4 mEu. don gia chuan: 2,59 trieu/m^.
-1- Vimg 3: gdm nhiing bat dpng san nam trong ranh gidi cac dudng Le Lgi.
Hai Ba Trung, khu gan chg va san van ddng Bong Son. Tai^khu vuc nay, so mau dugc chpn la 3 mau, don gia chuan:
2,65 tri6u/ml
Tap chi Khoa hoc Tdi nguyen vd Mdi tru&ng -S6 20- ndm 2018
Nghiin ciru + Vimg 4: gdm nhirng bat ddng
san nam trong ranh gidi cac dudng Tran Phil. T|ii khu vyc nay, sd mau dugc chpn la 2 mau. don gia chudn: 3,0 trieu/m'.
+ Viing 5: gdm nhung bat ddng san nam trong ranh gidi cac dudng Quang Trung va Tran Hung Dao (doan tir Hai Ba Trung din Le Lgi). Tai khu vyc nay, sd rnlu dugc chpn la 3 m l u , don gia chuan: 4,17 trieu/m-.
+ Vimg 6: gdm nhirng bat ddng san nam trong ranh gidi dudng Tran Hung Dao (doan lit Quang Trung
d i n Hai Ba Trung). Tai khu vyc nay, sd mau dugc chpn la 2 mau, don gia ehuan: 4.5 trieu/m'.
Gia chuan ciia mdi vimg la mirc gia trung binh cua nhirng bat ddng san dugc bo tri tren cac tnic giao thdng chinh ciia viing ed cac yeu td dugc xem la chuan.
3.2.4. Xay dung md hinh dinh gid Sau khi tinh dugc he sd ciia cac yeu td anh hudng va gia chuan cung nhu khoanh vung chinh thiic, ta tien hanh xay dyng md hinh dinli gia nhu sau:
Ma viing 1 2 3 4 5 6
Bang 6. Bang ghi chut'in cho limg Gia chuan
(trieu itdng/m^) 1.75 2,59 2,65 3,0 4,17 4,5
K K„, 0,54 0,54 0,54 0,54 0,54 0,54
•^HI
0,31 0,31 0,31 0.31 0,31 0,31
vung K|,,.,„D
0,68 0.68 0,68 0,68 0,68 0,6S
K„„™, 0,72 0.72 0,72 0.72 0,72 0,72 3.2.5. Tinh gid dat
De xac dinh gia cho timg thua dat, ta phai dua vao cac sd lieu thupc tinh:
don gia ehuan tren mdt met vudng, dien tich dat. K^ . K^ , ,.. K^ .
Viln Hinh (lie \^uang
Gia cho timg thira dat dupe tinh theo cdng thir sau:
Gia dit = gia chuan * dien tieh * K^
Trong dd: K, la he sd anh hudng cua cae yeu to den gia dat.
Nhu vay, ket qua mdi thua dat se cd mdt gia khac nhau do cae thiia dat klidng gidiig nhau ve vi tri, hinh the, hudng. Gia dat thj trudng dugc thi hien trong eac bang 7, 8. 9.
3.3. So sanh gia Ciit thi tru'dng vm gia dSt quy dinh ciia Nha nu-dc d cac vj tri
Thyc t l tren thi trudng, gia dat thay ddi hang ngay va chiu sy tac ddng
eiia nhieu yeu td khac anh hudng tdi quyet dinh giao dich ciia ca hai ben cung - cau. Dya tren ket qua tai thdi diem dieu tra, nhdm tac gia tien hanh so sanh gia dat thi trudng vdi gia Nha nude quy dinh d cac vi tri nham danh gia mire dp chenh I^ch ve gia giua gia giao djch tren thi trudng va each xac dinh gia dat ciia Nha nude, tir do cd nhiing chinh sach, bien phap dieu chinh de giam mirc dp chenh lech, hudng tdi muc tieu xay dyng gia Nha nude phii hgp vdi mirc gia thi trudng trong dieu kien binh thudng [5, 10].
_ , „ ^ Gia quy dinh ciia Nha nude Gia thi trudng Ket qua so sanh giiia gia dat thi trudng vdi gia dat do Nha nude quy dinh dupe the hien d cac bang 7, 8. 9.
Tgp chi Khoa hoc Tdi nguyen vd Moi trucmg - So 20 - nam 2018 95
Nghien cuu
Bang 7. Bdng so sdnh gid ddt Nhd nu&c v&i gid ddt thi tru&ng & vi tri mat tiSn Ten duong
Quang Trung Triin Himg Dao Tran Hung Dao Tran Hung Dao Hai Ba Trung Hal Ba Tnmg Triin Phil Tran Phil LeLoi Le Loi Bill Thi Xuan Bill Thi Xuan Bien Cuong Dao Duy Tir Diio Duy Tir
Diem (lau dirirng Cau Bong Son
Quang Tning Hal Ba Tnmg Le Loi Quang Trung Tran Himg Dao
Quang Trung Triin Hung Dao
Bach Diing Tran Himg Dao
Tran Phii Hal Ba Tnmg Hai Ba Tnmg Quang Tnmg Duimg siil
Diem cuoi dirirng Het ducmg Hai Bii Trung
Lc; Loi QLIA Tran Hung Dao
QLIA Tran Himg Dao
OLIA Triin Hung Dao
QLIA Hai Bii Trung
Bach Dang QLIA Duong silt Het duong
Gia thi triWrng (trieu ildng/m'j
21.47 28,6 24,5 21,4 14.6 6.35 15.35 10,0 14.0 7,0 5,75 4.45 6.55 10,0 4.1
Gia nha Qir^c (trieu ftoitg/m^)
4,5 4.5 4,0 3.6 2,7 2,25 3,0 2.4 3,0 1,0 1,8 1,45 2.25 2,4 1,35
Tvlf
(%)
0.21 0.16 0.16 0,17 0,18 0,35 0.20 0.24 0,21 0.14 0.31 0.33 0.34 0.24 0 33 (.\gii6n so lieu etieu Ira khao sat ll Bang 8. Bdng so sdnh gid ddt Nhd nu&c v&i gid ddt thi tru&ng & vi tri H^
Ten during QuariL'Truntf Tran Himg Dao Tran Hirng Dao Hai Ba Tnmg Hai Ba Tnmg Tran Phii Tran Plui LeLai Bien Cuong Dao Duy Tir Dao Duy Tir
Dit-m dau d irong Can Bong Son
Quang Trung Hai BaTruns Quang Trung Tran Hung Dao
Quang Tmng Tran Hung Dao
Bacii Dang Hai Ba Truiig Quang Trung Dirfrng sat
Diem cuoi duffng Het diTong Hai Ba Tnmg
Le Loi Tran Hung Dao
QLIA Tran Hung Dao
QLIA Tran Hung Dao
QLIA Ducmg sat Het ducmg
Gia thi truong (trieu dim^/m')
8,95 14,9 8,3 4,4 4,0 8.3 5,7 8,3 3,65 3,6 2,5
Gia nha niroc (trieu ddng/m^)
1.35 ],.^5 1,2 0.81 0.675
0,9 0,72 0,9 0.675
0,72 0,405
Tyle 0.15 0,09 0,14 0.18 0.17 0,11 0,13 0.11 0.18 0,20 0.16 Bang 9. Bdng so sdnh gid dat Nhd nu&c v&i gid dat thi tru&ng & vi tri H., Ten duong
Quang Trung Tran Himg Dao Tran Himg Dao Hai Ba Tnnig Hai Ba Trung Tran Phii Tran Phii
Diem dau duimg Cau Bong Sou
Quang Trung Hai Ba Tmng Quang Tmng Tran Hung Dao
Quang Tnmg Tran Himg Dao
Diem cuoi duong Het duong Hai Ba Tmng
Le Loi Tran Hung Dao
QLIA Tran Himg Dao
QLIA
Gia thi truong (trieu dong/m')
3.75 7,4 4,6 3,6 3.7 5,4 4.2
Gia nha nu^c (trieu ddng/m-)
0,9 0,9 0,8 0,54 0,45 0,6 0,48
TVle
(%)
0.24 0.12 0.17 0.15 0.12 0,11 0,11 96 Tap chi Khoa hoc Tdi nguyen vd Moi trudng - Sd 20 - ndm 2018
Nghiin cuu
Ten duong Le Lai Bien Cucmg Dao Duy Tir
Bieni dau dirong Bach Dang Hai Ba Tmng
Ducmg sat
Diem cudi du-ong Tran Hung Dao
QL IA llei duong
Gia thi truong (Uiea ddng/iid)
4.6 3.0 2.0
Gia nha nuoc (trieu ddnfi/m-)
0.6 0.45 0,27
Tyle 0,13 0.15 0.14
s a od PHAN V U N G G I A D A T K H U vi/c
TRUNG T A M TH[ TRAN BdNG SOU, HUY|N HOAl NHCTN, TINH BINH 0 | N H
Hmh 7: Sff do phdn vung gid tri ddt dai khu v(fc trung tdm thi trdn Bdng Sffn Qua bang 7 ta thay, d vi tri mat tien.
ty le chenh lech giiia gia Nha nude va gia thi trudng cao nhat la 0,35, thap nhat la 0,14, Ty le chenh lech cang nhd thi muc do chenh lech ve gia dat cang Idn.
Dac biet doi vdi cac thua dat nam tren dudng Quang Trung, Tran Hung Dao thi gia thi trudng rat cao. vi day la nhirng con dudng chinh. be rong mat dudng Idn, cd vi tri dac biet quan trong. chg va benh vien ciong nam tren 2 tuySn dudng nay. Nhirng vi tri cd kha nang sinh Igi cang cao, muc chenh lech giGa gia Nha nude vdi gia thi trudng cang Idn, chung td khi xac dinh gia Nha nude chua danh gia het kha nang sinh Igi theo ySu Id vi tri cua tirng thua dat.
K^t qua tren cho thay. gia dat cd sy
bien ddng qua timg tuyen dudng. timg vi tri. Trong ciing mot khu vyc nhimg d cac vi tri khac nhau thi gia dat cung khac nhau. Tai khu vuc trung tam la nai cd gia dat cao nhat do d day dugc dau tu nhieu ve ca sd ha tang, la nai tap trung nhieu cdng trinh cdng cdng, dieu kien sdng va kinh doanh. budn ban tot ban so vdi khu vyc can trung tam. xa trung tam.
Trong klii do d khu vyc xa trung tam lai la nai it dugc dau tu, nam xa cac try sd, CO quan cua thanh phd nen dieu kien sdng va budn ban kinh doanh deu bi han che. dd la ly do lam cho gia d khu vuc nay rat thap. Nhin chung, gia dat d vi tri mat tien ciia khu vyc, mgt tuyen dudng nao dd cao thi gia ciia nhirng thua dat d v| tri hem cung khu vyc, cung tuyen dudng cGng se cao theo.
Tuy nhien. theo miic gia do Nha - 97 Tap chi Khoa hoc Tdi nguyen vd Mdi n-u&ng - So 20 - ndm 2018
Nghien cuu
nude quy dinh, gia dat tren ciing mdt tuyIn dudng cd ciing mot muc gia, khdng xem xet den cac yeu td khac nhu hinh dang, kich thudc. dien tich cd dap ling nhu ciu thi trudng khdng. tinh phap ly nhu th^ nao. hudng ra sao... day la ly do ca ban tao nen sy khac biet ve muc gia thi trudng giiia gia cac thura dat khao sat vdi cung mot mirc gia trong bang gia do Nha nude quy dinh. Ben canh dd, trong chi do sd hiiu toan dan ve dat dai.
Nha nude nam quyen dinh doat cac thua dat. trong do cd quyen quyet dinh miic gia dat dya tren quyen sir dung dat, thai gian va muc dich sir dung, trong klii gia thi trudng thdng qua boat ddng chuyen nhugng dugc gpi ten la "mua ban dat'\
ngudi sir dung dat mac dinh thua dat la tai san hg cd quyen sd hiju. gia dat thi trudng trong thuc te dugc ngudi ban ddn len rat nliieu bdi viec cung cap nhieu thdng tin cd lgi va che dau nhirng thdng tin bat lgi ciia thira dat, vi vay mirc gia Idn hem nhieu so vdi gia tri thyc vdn cd cua thua dat, day la yeu td tiep theo tao nen su khac biet Idn giCra gia dat d do Nha nude quy dinli vdi gia thi trudng
3. K £ T LUAN
Qua nghien cim gia dat d tai mdt sd tuyen dudng tren dia ban thi tran Bdng San nam 2016, cd the thay gia dat d phu thudc chu yeu vao yeu td vi tri. Gia dat thi trudng tai khu vyc trung tam rat cao va chenh lech so vdi gia Nha nude rlt Idn, he sd chenh lech giira gia Nha nude vdi gia thi trudng tir 0,14 den 0.35 a vj tri mat ti^n, tir 0,09 d k 0,20 d vi tri HI til' 0,11 dSn 0.24 d vi tri H2. Viec gia dat do UBND tinh Binh Dinli ban hanli thap hon rat nhieu so vdi gia dat tren thi trudng. Khi xay dyng gia ddt trong bang gia, khdng chi quan tam den yeu td vi tri, ma cdn phai xet den cac yeu td tu nliien khac nhu hinh dang, kich thudc, dien tich ciia thua dat. cd the ket hgp
vdi cac nhdm ykn td khac d^ xac dinh gia tri thira dat phu hgp, hudng dSn myc tieu xay dyng bang gia dat sat vdi gia thi trudng trong didu kien binli thudng.
TAI LIEU THAM KHAO [1]. Ngo Due Cat (2000). Kinh lc lai nguyen ddt. Nha xuat ban Nong nghiep.
[2]. Ho Thi Lam Tra (2008). Dinh gid ddt. Nha xuat ban n6ng nghiep
[3]. Doan Van Trudng (2000). Cdc phuang plidp fhdm dinh gid iri Bdi dgng san. Nha xuat ban khoa hoc va ky thuat.
[4]. Rost R. O. and H. G. Collins (1993). Land Valuation and Compensation in Australia Australian Institute of Valuers and Land Economists.
[5]. Bo Tai chinh (2004). Thong tu 114/2004/TT-BTC ngdy 26 thdng 11 ndm 2004, Hu&ng ddn time hien Nghi dinh so 188/2004/ND-Cl' ngdy 16/11/2004 ciia Chinh pliii vi phuang phdp xdc dinh gid ddi vd khung gid cdc loai ddt.
[6] Chinh phu (2004). Nghi dinh so 188/2004/ND-CP ngdy 16/11/2004 ciia Chinh phii ve phucmg phdp xdc dinh gid dd!
vd khung gid cdc loai ddt.
[7]. Chinh phu (2014). Ngh} dinh sd 43'2014/ND-CP ngdy 15 thdng 5 ndm 2014 ciia Chinli phii quy dinh chi tiet thi hdnh mgt so dieu ciia Luat Ddt dai.
[8]. Qu6c hpi (2013). Lugt Ddt dai [9]. Uy ban nhan dan tinh Binh Dinh (2016). Qiiyil dinh sd 1423/2016/QD- UBND ngdy 29 thdng 04 ndm 2016 cua UBND linh Binh Dinh ve viec phi duyet ke lioach sic dung ddt ndm 2016 liuven Hoai Nhon.
[10], Uy ban nhSn dan tinh Binh Djnh (2014). QuySl dinh sd 34/2014/QD-UBND ngdy 22 tl-idng 12 nam 2014 cua UBND tinh Binh Dinh ve viec quy dinh bdng gid cdc logi ddi ndm 2015{dinh ky 5 ndm) tren dia bdn linh Binh Dinh.
BBT nlian bai: 29/01/2018; Phan bien xong; 05/4/2018 Tgp chi Khoa hgc Tdi nguyen vd Mdi tru&ng -86 20- ndm 2018
