TAP CHi CONG THlfdNe
TIEU CHI DE DANH GIA
GIA NHA d VIET NAM CAO HAY THAP
• HANG NHAT QUANG - TRAN TH! THANH THU
TOM TAT:
Ra't nhieu chuyen gia vd nha dau ttf nhan dinh cho rang gid ba't ddng san Viet Nam (BDS Vidt Nam) dang qua eao so vdi gia tri thtfc te. Thdm ehi, cd y kie'n nhan manh tam ly chupng vide chon bat dpng san lam "cua d^ danh" nen gia nha dd't bi d^y gid. Tuy nhidn, nd'u nhin nhan khdch quan, thi trtfdng BDS Vidt Nam mdi chi d giai doan sd khai, cdn rd't nhieu tiem ndng di phdt trien. Vdi dieu kidn tidn nghi mdi trtfdng nha d khdng ngffng thay d6i va cd xu htfdng ngay cang hoan thidn hdn phdt trien theo nhu cau ngay cang phong phii cua con ngtfdi thi gid BDS Viet Nam dtfdc ddnh gid dang trong giai doan ha'p ddn. Vi v|y, trong nghien cffu nay, tdc gid xem xdt mOt sdcach thtfc dinh gid nha dat tren the gidi, tff do nit ra bai hpc cho thi trffdng Vidt Nam, nhtf: Nhdm yen tdttf nhien; Nhdm y^utd'kinhte; Nhdm cdc yd'u td'lidn quan anh htfdng dd'n gid nhd d Vidt Nam. Ngoai ra, tdc gia cung da dtfa ra nhffng khuye'n nghi d^ ngtfdi lao dpng Viet cd the mua dtfdc nhd d.
Tiif khda: Bd't ddng sdn, dinh gid, gid nhd Viet Nam, nhd dd't.
1. Gidi thieu
Gid nhd Viet Nam dat hay re la va'n de edn tranh luan khd nhieu trong cdc didn dan gan day va thu hiit dtfdc stf quan tam eiia nhieu ehuyen gia, dtf luan. Dau tidn, dd' ddnh gia gia nha dat hay re.
ehung ta can phai thdng nha't tidu chi ddnh gid. Tuy nhien. khai niem "ddt hay re" trong thi trtfdng bie'n dpng nhtf BDS chi mang tinh cha't tffdng dd'i. Song vdn ed nhffng tieu chi dffde de ra de so sanh, dinh dffpc gia ba't dpng sdn. Va cau hdi khdng it doanh nghiep BDS quan tam, heu rang vdi nhffng tieu chi dffde de ra, gia nha d Viet Nam ed du stfc ha'p dan theo tffng phan khuc khdch hdng xac dinh eua doanh nghiep hay khdng?
2. Gia nha d t^i Vi$t Nam cao hay thd'p?
Trong mdt hp sinh thai ba't dpng san. gid nha tai Viel Nam bj tdc ddng bdi nhieu \ eu to'. Cd khu vtfc.
tinh trang nha d bi dpi gia Idn cao hdn nhieu lan so vdi gid thtfc te', song cung cd khu vtfc bd't ddng sdn nha d bi "ddng bdng". Tuy vay, thdng thtfdng van de ddt hay re tuy thudc vao cam nhan cua mdi cd nhdn. Ndi theo quan diem kinh te hpc dii mffc d6 ddt hay re tuy thupc vao kha nang chi tra cua ngtfdi mua va dd thoa dung ciia ngtfdi do vdi mdn hdng ma ngffdi dd mua. Do vay, thffe te vdi ciing mdt mdt hang ma d day cu the la BDS va ciing mot mtfc gid nhtfng dd'i vdi ngtfdi nay dtfdc cho la dat nhiftig doi vdi ngffdi khac lai cho Id re. Nhtf vay, khdi nidmddt hay re ludn chi la mdt khai niem tffdng dd'i.
3. Nguydn nhSn khie'n gia nha hi d$i l&n cao Ndi ve gia nha d tai Viet Nam. khdng it chuyen gia tffng chi ra r^ng, gid nhd 6 qua cao khie'n nhieu ngtfdi dan dac bidt Id ngffdi thu nhdp tha'p khd tiep can. Thdm chi. cd nhffng dtf an nha d phii hdp.
QUAN THj-QUANLY
khong de cap den trung cap hay cao cap nhffng gid vin cao ga'p 8-10 lin so vdi tong thu nhdp ciia 1 hd gia dinh/nam. Nhtf vdy, kha ndng de mdt ngffdi dan cd thu nhdp trung binh sd hffu mpt ngdi nha phii hdp khdng may khd quan.
Ly giai ve nguydn nhan gid nha d cao hidn nay, GS. Dang Hung Vo - nguyen Thff trffdng Bp Tai nguyen Mdi trtfdng cho rang, Vidt Nam dang dp dung cd chd' thud' rat tha'p thi gia kha eao, trong khi ngffdc lai d ede ntfdc nhtf My lai dp mtfc thud', phi rd't cao nhuiig gia lai rd't tha'p. Dd la quy ludt cua thi trtfdng ba't ddng san. Ban dau vi la sd hffu da't dai todn dan nen Nha nffdc khdng danh thud', hodc dp thud' rat tha'p, chinh vi nguydn nhan dd ndn gid nhd dd't va chi phi eho nha d tai Viet Nam luon cao.
Minh ehffng cho vide nay, thtfc td' gid da't tai nhiftig tuye'n phd' nam ngay trung tam Ha Ndi hay TP. H 6 Chi Minh dtfdc rao bdn mffc pho bid'n dao ddng ttf 500-800 trieu/m^, cd ndi "ky luc" Idn tdi hdn 1 ty d6ng/m^ ngang ngffa vdi da't tai cac thanh pho' n6i tieng tren the' gidi nhtf Nev^' York, Paris, Tokyo. Mdi day, UBND TP. Hd Npi ban hanh Quyd't dinh so 30/2019/QD-UBND ve vide dieu chinh gia da't 6 Ha Ndi giai doan 2020-2024. Theo bang gid, hien qudn Hodn Kid'm ed gia dd't eao nhd't la gan 188 tridu d6ng/m^ thd'p nhd't la thudc qudn Ha Dong, hdn 4,5 tridu/m^. Tai Hd Ndi, 5 tuyd'n phd' c6 gia nhd dd't mat dffdng ddn dau Thu dd dIu thupc quan Hoan Kid'm, ddc biet la eac tuyd'n phd' xung quanh Ho Gtfdm cd mffe gid trung binh cao nha't, pho bid'n d mffc tren 1,1 ty dong/m- (Lan Nhi, 2020).
Tai TP. H 6 Chi Minh, cd gia nha len tdi tren 1 ty dong/m^ thdm chi cd ndi len den 1,5 ty dong, mac dCi theo bang gid nidm ye't gid nha da't tai TP. Ho Chi Minh cao nha't la 162 trieu dong/m^ va day deu Id dia did'm tpa lac trung tam thanh phd'. Khao sdt thtfc te' cho tha'y, con dffdng tridu do hay ndi da't ddt hdn vdng tai TP. Ho Chi Minh la dtfdng Nguydn Hud, Qudn 1 vdi mffc gid binh quan 1,1 - 1,37 ty dong/m- (Lan Nhi, 2020). Nhff vay, nguydn nhdn chung eho nhffng BDS cd gia thanh eao ngoai vi tri trung tam, dac dia, ddi hoi cdn cd giao thdng thuan tidn, cd sd ha tang hoan chinh va nhieu tien ich sd'ng hidn dai xung quanh.
4. Mot sd'khu vufc gia nha d Vi$t Nam \^i thS'p Bdn canh nhffng dtf dn, BDS nha d gid cao nga^t ngtfdng cung cd nhffng dtf an "ddng bang", hay ha gia thdnh bdn thao,.., Dien hinh nhtf dtf dn nha d xa hpi Bamboo Garden ndm trong khu do thi Sunny Garden City d Qudc Oai (Ha Ndi) do Cdng ty Co phan Tap dodn CEO lam chu dau ttf vIn chtfa ban het, du da rao bdn 20 lan. Ma nguydn nhan khien dtf an nay e' am la do qua xa trung tdm, khi nam each dai lo Thang Long 1km, cdch xa trung tdm thdnh phd' Ha Ndi khodng 20km, nen dii dif dn Bamboo Garden dtfdc bdn trong thdi diem edn gdi tin dung cho vay tfu ddi 30.000 ty dong, nhtfng vIn khdng nhan dtfdc sff quan tam nhieu cua ngffdi dan. Dff dn Bamboo Garden cd td'ng so' 432 can hp, trong dd cd 346 can hd nha d xd hdi de bdn, 86 edn hp nha d xa hdi de cho thud. Thd' nhffng, tai lin thu hd sd thff 20 ndy. sd' cdn hp cho thue cdn nguydn 86 cdn va so' cdn hd dd' bdn edn 24 cdn.
Tuy nhien, gid ban cho mot can hd khd "binh ddn", gia tam tinh can hp nha d xd hpi tai Bamboo Garden la 9.960.000 ddng/m^ (da bao gom thue' VAT va phi bao tn); gia cho thud la 48.000 ddng/mVthdng (da bao gom thue'VAT va phi bao tri). Nhff vay, vdi dien tich dao ddng tff 48m- de'n 66m-, gid cdc cdn hd tai day chi ttf 500 tridu d6ng/m- (Thanh Nga, 2020).
5. Phtfdng each mua nha d tai eac quo'c gia trdn the'gidi
Tai cac ntfdc tren the' gidi, van hda va each thffe mua nha cd stf khdc biet so vdi chiing ta. Vi du tai Viet Nam, gid tri ciia mdt ngdi nha phu thudc rd't Idn vdo vi tri, cu the hdn la nhtfng ngdi nha ndm 6 vung trung tam dd thi phdt trie'n va mat dtfdng Idn se dtfdc dinh gid eao hdn. Tuy nhien, gid tri mot ngdi nhd d My dffde dinh hinh bang eac yd'u td' khac hodn todn, tham chi viec mpt ngdi nha cd ndm d vi tri trung tdm hay khdng deu khdng quan trpng ma mdt trong nhffng yd'u to' ha'p dan ngffdi mua nhd tai My la thi trtfdng lao dpng. Hay tai Nhat Ban, bat ddng san nha d dang lang manh do ngtfdi dan cd nhu cau ngay cdng cao dd'i vdi bd't ddng san cd dd tien ldi cao vd bat dpng san gan eac ga tdu. Bang thd'ng ke sau cho tha'y rd cdc lieu chi gia thdnh nha d tai mdt sd' qud'c gia: (Xem Bang)
So 16-Thang 7/2020 139
TAPCHiCONCTHIIIiNC
Bang. Tiiong ke gia nha trung binh vd tieu chi danh tac dpng den gia nha S Vi#t Nam va mpt so nadc trong nam 2019
Quoc gia
Viet Nam
My Hong Kong
Nhdt Ban
Bangkok (Thai Lan) Kulua Lumpur (Malaysia) Thdpng Hdi (Tmng Quoc)
Gia binh quan (USD/can)
103.100
250.000 1.2 trieu
440 000
106.400 119.700 872.000
Tieu chi
(1) Vl tri cua bat dpng san, (2) cd sd hg tang hoan chinh (3) nhieu tien ich sdng hien dai, mang l^i nhi^u gia tn kinh te, (4) rd rang v$ m?t phap ly.
(1} Thj trudng lao dpng, (2) an ninh khu vffc va (3) nhieu tien idi sfing.
Tien Idi, tiet kiem chi phi tdi da.
(3) Co do tien loi cao va bat dong san gan cac ga tau, (2) Hdtrd t6t nhdt cho sLJc khoe, (3) kha nang phong chong thien tai, ddng dc(t lot.
(1) Giao thong thudn lpi,(2) khu vi^c cd an ninh t6t,(3) co gia tT\ kinh te.
(1) Vj tri gan ndi lam viec, (2) c6 nhieu ti^n ich song, khu vyc on djnh.
(1) Gan nOi lam viec, (2) giao thdng thuan loi, (3) tiet kiem chi phi.
Nguon: https://thanhnien.vn/tai-chinh-lanh-doanh/gia-nha-o-tphcm-re-nhal-the-gioi- so-voi-thu-nhap-thi-qua-dat-I071679.html
Nhffng ndm gan ddy, tai My, gia nha d Detroit trd nen re, cd nhffng can nha d thanh phd' ay dffde rao bdn chi vdi gid vai trdm USD. Chang han, tff dau nam 2008, tren trang chuyen BDS realtor.eom, thd'ng ke cd g^n 200 ngdi nhd dd(ic giao ban dffdi gid 1.000 USD, trong do cd nhffng ngdi nhd cd gia tffdng trffng 1 USD. Va cung khdng phai chi Detroit mdi ed nhffng can nha rao ban vdi gia lam ca the gidi phai sdc. Tim kid'm mdt sd' ngdi nha d cac bang Ohio eho tdi Indiana gia chi 2.000-3.000 USD khdng khd. Bdi nhilu ly do khde nhau khie'n viec mua bdn nha d tai nhffng thanh pho trd nen ngtfng dpng dii gid chi bdng chide mdy tinh xdeh lay khdng ha'p dan ngtfdi mua, nhtfng ly do c<i ban nhd't vd quan trpng nhd't la thi trtfdng lao ddng. Detroit hdn nffa thdp ky qua khdng tao thdm vide lam ma lai tha'y cdng nhan vien bi sa thai va that nghiep.
Ngoai ra. cung ed nhffng khu vtfc ma gid trung binh cho mdt cdn nha Idia cao, mpt can hp cd dien tich sff dung 150 m- vdi 3 phdng ngii va 2 phdng tdm d Houton, Dallas (Texas) khoang 200.000 USD, Sacramento (CA) khoang 250.000 USD. va ttfdng tff d thanh phd' San Francisco hoac Los Angeles gia 700.000 USD (myaloha.vn. 2019). Nhff vdy, nd'u ban cd hdn 200.000 USD, cd thd' dau tff dffpc vao
mpt can nhd d My. Nhtfng chiing ta thtfdng thay thife te "ciia re Ideuadi". Vi vdy, du cd thi gia nha ehi bang chiec may tinh xach tay nhtfng sau do ngtfdi sd hiJu BDSphai chiu nhieu phi sijfa chtfffa va hdn hd't la thud', song nhffng ngdi nha dat do tai My cung khdng ngoai Id.
Khi quye't dinh mua BDS nhd d tai My, ngoai vide phai chiu 2 loai thud': lien bang vd tiiu bang.
Thue' lidn bang dp dung dong nha't tren toan lanh tho My, Trong dd, mdi tieu bang cd mdt luat thul rieng, nhimg ndi chung thi ehi trff mpt vai tieu bang dac biet, hau hd't cac tieu bang dIu cd cac loai thue vd mffc thue' ttfdng ttf nhtf nhau. Ngodi ra, cdn c6 thud BDS eua deu bang va cac chinh quyen cap tinh va thanh phd' (county va city), dtfdc thu de chi phi cho he thd'ng gido due, giao thdng, an ninh,...
ciia dia phtfdng. Can Itfu y, thud" BDS dp dung h^ng nam tren td't ca cdc loai BDS, bd't k l ed dtfdc sff dung hay khdng. Ne'u ngtfdi chii khdng ddng, nd thue cpng vdi lai sud't se bi gan vdo tai san va se bj thu hoi khi tai san do ehuyen nhtfpng.
Vi du, tai California, mffe thud' BDS trung binh khoang ].27f moi nam tinh tren gid tri ciia tdi sdn, thtfdng Id dtfa vdo gid mua. Mdt so khu vtfc ddc bidt. cd the cd thdm cdc loai thue vd phi khdc nhtf
QUAN T R j - Q U A N L Y
thue' phat tridn ha tang (mello-roos), phi hiep hdi dan Cff (HOA) (Theo Bdo mdi, 2019).
Cd the thay, chi phi mua nha d My gid'ng nhff mdt tdng bang trdi md nhffng ehi phi khdc da phan chim dtfdi mdt nffdc. Nhff khoan nd thud' nha dd't ddi vdi chinh quyen bang tff ngffdi ehii cii cd the chong cha't qua cdc nam vdi so' tiln ddi khi len tdi vdi chuc ngan USD se dffpc din Idn vai ngffdi chu mdi. Cd mdt dieu ra't khac so vdi Viet Nam, chinh la viec khi mua nha tai My ban se chi tra so' tien ra't "re" vd sau dd phat sinh du cac loai phi nao la phi mdi gidi, phi th^m dinh chd't Itfdng ngdi nhd, phi tha'm dinh cdn triing nd'u ngdi nha mua lam bang gd, phi mua bao hiem, phi phdng chay chffa chay, phi s^fa chffa eho nhffng hdng hoc phdi mai khi bdt dau don vdo d mdi Id ra... Tai Vidt Nam, khi mua nha, ngtfdi mua se phdi tra mot cai gid cd the rd't "tren trdi", tuy nhien sau dd phi thue hang nam lai rat tha'p.
Hong Kong Id mdt trong nhffng thi trtfdng cdn hd dat dd nhd't the' gidi. Vdi gid 1,2 trieu USD, ngffdi ta chi cd the mua dffde mdt cdn hd tam trung binh. Mot cdn hp hang sang d thanh phd nay cd gid len tdi 6,9 tridu USD, mdt con sd'ky luc (Linh Anh, 2019). Gia nhd d sieu dat do cua Hong Kong xua't phat ttf ye'u to cung - cau cd ban. Ly do cd ban eho gid nha cao nga't ngffdng tai ddy la viing lanh thd' nay dtfdc xe'p hang Id ddng due dtfng vi tri thff tff tren the gidi, vdi hdn 7 tridu dan sd'ng tren lanh tho rdng 1.105 km vudng. Trong khi dd, nhu cau sd'ng vd lam viec tai mdt trong nhffng trung tam tai chinh hang dau lai ra't cao. Ngodi ra, rat it dd't cd the phat trien dtfdc thanh nha d tai Hong Kong, vi vung dd't cd the sd'ng dtfde d day nam giffa viing ntfdc va nhilu ngpn niii cao.
Tai Nhdt Ban, BDS nha d dang tang manh do ngtfdi ddn cd nhu eau ngdy cdng cao dd'i vdi BDS cd dp tidn Idi cao va BDS gan ede ga tau. Mdt yd'u td' cung khdng kem phIn quan trpng khdc la viec ehi phi nhan cdng va chi phi mua da't ciing ngdy mdt tdng len. Hang Phat thanh truyin hinh Nhat Ban (NHK) vtfa dan kd't qua khao sat cua mot cdng ty nghien cii'u ttf nhan cho tha'y, gid binh quan eua mot can hp chung ctf mdi tren thi tnfdng Nhdt Ban trong nam 2017 Idn tdi 47.390.000 yen (tffc khoang 440.000 USD). Ben canh dd, theo Vien Kinh te Bd't ddng san Nhat Bdn, trong ndm qua, gid chung ctf trung binh tai r«lhat Ban da tang 1.790.000 ydn.
ttfdng dffdng mffe tdng 3,9% so vdi ndm Oifdc dd (Theo VOV, 2017).
Giai thich ve vide gia BDS tai Nhdt Ban tang eao trong nhffng ndm trd lai day, nhd nghien etfu bat ddng sdn Sakuma Makoto chi ra rang nguyen nhan gia tdng chu ye'u do nen kinh te' Nhdt Ban dang phdt trien eung vdi vide ndi long tien te manh me eiia Ngdn hang Nhdt Ban (tffc Ngdn hang Trung ffdng Nhdt Ban). Dilu nay giiip lai suat cho vay mua nha ludn duy tri d mffc rd't tha'p va d'n dinh. Ngoai ra, vide ede dtf an xay dtfng tdng trtfde them Olympic Tokyo 2020, khie'n nguyen vat lieu va nhan life xdy dffng bi thie'u hut day chi phi xdy dtfng tang len keo theo gia chung cff tdng cung Id mdt trong nhffng nguydn nhdn day gid bd't ddng san tdng cao.
Tai mdt so' qud'c gia tren the' gidi, gia biet thtf thtfdng dat hdn so vdi chung ctf, bdi, dd't dai thupc sd hffu cua nhd nffdc nen chi phi da't dai chid'm ty Id Idn trong chi phi nha d. Tuy nhien, da't dai lai Nhdt Ban thudc quyen sd hffu ttf nhdn, nhffng ngtfdi cd dieu kien kinh te' td't thtfdng chon chung cff de smh sdng.
Chung ctf tai Nhat Ban thtfdng tap trung chu yeu d khu vtfc trung tdm thanh phd' va dtfpe hffdng ra't nhieu tien ich tdt. nhff: an ninh dam bao, gan cde ga tau dien ngam, dich vu vd sinh tdt, dac biet la cd kha nang phdng chd'ng thidn tai. ddng da't td't hdn so vdi nha rieng. Tuy nhien. di dtfde hffdng ede tien ich nay thi chi phi phai tra cho can hd chung eff nhtf phi quan ly, phi dd xe,... cung se dat do hdn so vdi mdt ngdi nhd ndm d khu vtfc ngoai d.
6. Tidu chi xac dinh gia thanh nha d tai Vi^t Nam
Nhffng nghien cffu eua eac to chffc ITnh vtfc BDS cho tha'y ro gid nhd Viet Nam dang tha'p hdn kha nhieu so vdi mpt so ntfdc trong Uiu vffc. Tuy nhidn, va'n de gia BDS d mpt qud'c gia cao hay thd'p cdn can dtfdc so sanh ttfdng quan vdi nhilu ye'u to khac nhtf mffe dd thu nhdp, dieu kidn kinh td', thi trtfdng,...
De danh gid gid nhd dat hay re dau tien phai thd'ng nhd't tieu chi danh gia va Viet Nam cung khdng ngoai Id.
Mdt phffdng phdp phd' bie'n ma nhilu qud'e gia thffdng dung de' so sanh gia nhd dd la so sanh gid nhd trung binh vdi thu nhdp trung binh eua ngtfdi dan. Vi gia ca BDS phu thudc mpt phan Idn vao
So 16-Thang 7/2020 141
lAP CHi CONG THlfdNG
quan he cung cau tren thi trtfdng. Khi cau Idn hdn cung, gia ca thtfdng bi day eao len; ngffdc lai, khi cau tha'p hdn cung, gia ca cd xu htfdng giam xudng.
Du dtfdc danh gia rang, gid nhd tai Viet Nam kha tha'p, nhtfng nl'u so vdi thu nhdp binh qudn dau ngtfdi se tha'y rang phai mdt ra't lau d l mdt ngtfdi cd the sd hii^ mdt ngdi nhd.
Vi du, tai TP. H i Chi Minh gid nhd ma CBRE dffa ra trung binh khoang 103.1(K) USD/can, ttfdng dffdng gan 2.4 ti dong thi ngtfdi dan TP. Ho Chi Minh mat gan 13 ndm thu nhap de mua mpt can nhd trong khi ngtfdi Kuala Lumpur ehi mdt 4 ndm diu nhap du gid trung bmh 119.700USD/cdn. Nd'u trff hd't cde ehi phi ve an d, chffa benh, di lai... chi cdn khoang 30% thu nhap thi mdt ngffdi ddn d TP.
Ho Chi Minh phai md't gan 43 nam thu nhap mdi cd dii tien mua can hd, trong dieu kidn gid nha se khdng tang (Dmh Sdn. 2019). Nhff vay, dii gid nha d TP. Ho Chi Minh cd re nha't thd'gidi thi ngffdi dan vdn phai md't nhilu chuc nam, thdm chi ca ddi mdi mua ddfJc cdi nhd de d.
Tuy nhien, bdn canh thu nhdp binh qudn. tai Viet Nam gid nha cdn phu thudc, bi ehi phd'i chat che bdi nhieu nhdm ye'u to', tidu ehi danh gid nhd't dinh. Cu the nhff sau:
Thdnhd't, nhomyi'u tdtunhien.
Thffe td' chi r^ng, ye'u to' ttf nhien cd anh htfdng rd't Idn de'n gia nha da't, trong dd, vi tri cua BDS la cd stfc tdc ddng Idn nha't. Khi BDS tpa lac tai vi tri
"dac dia" hay vi tri "vdng". ed giao thdng thudn tien, cd sd ha ting hoan chinh va mang dd'n nhieu tien ich sdng hien dai xung quanh cho ctf dan thi gia bat ddng san tai khu vtfc nay se tff cao dd'n rat cao.
Vi du dien hinh tai TP. Ho Chi Minh, nha - da't tai khu trung tam quan I cd gid eao gdp 2, gap 3, thdm chi gap nhilu lan gid nha - da't tai khu vung ven.
Tuy nhidn, ngtfdi dau ttf hay mua ban nhd da't cung cd the' dtfa tren xu htfdng de danh gia gid nhd dd't tai nhiftig khu vffc tiem nang. Theo thdi gian, rat cd die nhffng cai thidn ve ed sd ha tang giao thdng se keo theo nhffng ddt pha ve gia cho bat ddng san tai khu vffc.
Thd hai. nhdm yeu to kinh ti'.
Nhffng ye'u to' kinh te' ed the ke dd'n nhff kha ndng mang lai ldi nhuan hay tien nghi hdn cd gan lien \ dl nha - da't. Yd'u td' kinh le' khdng nhffng tde
ddng den gid ea, md ddi khi edn anh hffdng d^n tinh thanh khoan cua BDS. Vi du, khi nha - fl^t trong khu vffc bdng mang lai nhieu gia tri kinh td' do tipn eho thud hay bd't ki Iy do nao khac tao ra thu nhap cho ngtfdi sd hifti thi gid ehuyin nhffdng cua nd se cang cao va ngffdc lai. Tff dd, vide BDS dtfdc nhieu ngtfdi san ddn mua - ban thi cung tao ra nhffng bidn ddng dang ke ve gia. Ben canh dd, khi BDS cd nhtfng tien nghi, mang lai tiem Itfc kinh te eao cho chii sd hffu, ta't yeu gia BDS se bi dpi len cao.
Thd ba, nhom cdc ye'u to lien quan.
Sau nhffng nhdm ye'u to' ttf nhien va kinh te, nhffng yd'u td' lien quan khdc nhff nhu cau vl loai BDS trdn thi trffdng hay tinh hifti dung cua BDS cung cd nhffng tde dpng Idn de'n gid nha dat.
Vi du, khi BDS ed sff ro rang ve mat phdp I^, hodc chu dau ttf tao dilu kidn thuan ldi cho ngtfdi mua vl cdc thu mc hanh ehinh v l quyen sff dung dd't, quyin sd hu^i nha, gia'y phdp xdy dtfng,... thi se cd gia cao hdn so vdi nhffng BDS mdp md ve mdt phap ly. Chinh vi vdy, nha dau ttf, ngtfdi mua nhd dd't cung can ehu trpng de'n nhdm yd'u to ndy de tranh "tien md't tat mang". Hdn nffa, can canh gidc trffdc nhffng tac ddng xau tff nhffng ngffdi mdi gidi nha da't cd' tinh day gid len cao dd' tao ra nhffng edn sd'tao.
Mdt yeu to' nffa anh hffdng rd't Idn dd'n quyet dinh mua nha, dd chinh la ye'u td phong thuy. Ddy Id net phong tuc tap qudn cung la net vdn hda ra't ridng cua ngffdi A Ddng ndi ehung vd ngtfdi Viet Nam ndi rieng. Ngffdi mua nha se thtfdng Itfu tam den lich sff, dia hinh dia the' ciia manh dat xdy dtfng dff an. htfdng effa chinh eiia nha vd tfu tidn Itfa chon nhffng dff an, san pham dffde danh gid la cd phong thuy td't.
7. Cd hOi cho ngtfdi dan sd hihi nha d Nhff phan tich d trdn, so sanh va dffa tiieo Thdng ttf so 22/2019/TT-NHNN ngay 15-11-2019 cua Ngan hang Nha ntfdc, ve lau dai se tao mdi trtfdng canh tranh lanh manh, giup doanh nghiep Idn manh hdn, thiie day stf phat trien ben vffng cho thi dofdng bdt ddng san. Song nhd vao chinh sach dilu hanh kinh te Viet Nam. ede nhd dau ttf rot vdn BDS tffc se sinh ldi. Dilu nay da dtfdc cung cd' va ehffng mmh qua thffe te'. bdi vi BDS mua vdo gan chiu thud hang ndm khdng dang k^. Nhffng ldi the' do
142 So 16-Thang 7/2020
QUAN TRj-QUANLY
chinh sach mang lai da bidn BDS tt-6 thanh mdt kdnh dau tff an toan, vtfa giff dffde gid tri tdi san khdng phai lo ma't gid, ding thdi lai cd ldi hdn ca vide gffi vao ngan hang.
Bdng gid dat mdi dtfde UBND TP. Ho Chi Minh ban hanh ngay 16/01/2020, Quye't dinh 03/2020/QD-UBND quy dinh ve he so' dieu chinh gia dd't nam 2020 tren dia ban. Theo do, tiiy theo tiKng nhdm dd'i ttfdng va tiiy theo ttfng khu vtfc dia ban quan, huydn va eac yd'u td lam tang, giam ma gia dd't se khdc nhau, nhtfng td't yd'u se tac ddng trtfe tiep lam cho gia nha tang. Vide tang khung gia da't se e6 mat ldi cho nguon thu tai chinh cua Nha ntfdc, cong lac gidi phdng mat bang cd the se thudn Idi hdn, cd ch^ thi trtfdng cd thi hinh thanh mot gia.
Md gia nhd hien dang qud cao so vdi thu nhdp, nd'u gia da't tid'p luc tang, thi cO hpi sd hffu nhd d cua ngffdi ddn, dae biet Id ngtfdi thu nhap thd'p se ngay cang xa vdi. Ben canh dd, cd chuydn gia cho rang, khi tdng gia dat, phai tinh den vide se giam dau ttf, lam ehffng tiii trffdng, trong khi nhu cau ve nhd d dang rd't bffc ihie't.
Trdi ngtfdc vdi tdm ly lo ngai tren, nhdn dinh rang khi gia da't tang, gia thanh cua cde san pham ba't ddng san khdng bi anh hffdng qua nhieu. Mdt gidi phdp clfti canh cho doanh nghiep, d l gia thdnh nhd d dat mffc dd tid'p can, Nha ntfdc phai dtfa thue dd't din din len cao thi gia dd't se xud'ng thd'p, nhtf vdy se cd cd hdi chi phi da't dai thd'p hdn rat nhieu so vdi trtfde ddy. Hoac doanh nghiep ttf hach toan, tif c6 ed chd' phii hdp nham kich thich ngffdi mua.
Hffdng dd'n muc dich khdng phai la ngtfdi cd thu nhap cao cd thi mua dffpc nha gid re, ma phai la ngtfdi cd thu nhdp tha'p van co the mua dffde nha d, du gia nha d ttfdng dd'i cao va eha't Iffdng. De kich cau va tao stf can bang nay, doanh nghiep ed the chu y de'n phan khiic nha d danh cho ngffdi thu nhdp tha'p va trung binh, nhtfng thay vi ha gid, gia ban vdn cao, chat Itfdng nha d vdn dffde ddnh gia td't, doanh nghiep eho ngffdi mua thdi gian tra tien mua nha dai han, tff 10 ndm, 20 nam, thdm chicd till len de'n 35 nam.
8.Kd'tlu0n
Tuy rang, ra't khd d l ndi BDS Vidt Nam re hay dat, nhffng theo nhdn dinh cua nhilu chuyen gia, thi trtfdng BDS Viet Nam mdi chi d giai doan sd khai, cdn rd't nhilu tiem ndng de phat trien. Vdi dieu kidn tidn nghi mdi trffdng nha d khdng ngffng thay dd'i va ed xu hffdng ngay cang hodn thien hdn phat trien Iheo nhu du ngay cdng phong phu cua con ngtfdi, gia BDS Viet Nam dtfdc ddnh gia dang trong giai doan hap ddn. Chinh vi vdy, trong mot xa hpi phdt trie'n va nen kinh te' thi trtfdng, vide hinh thdnh mpt he thd'ng tieu chi ddnh gid nha d la mpt vide lam ra't can thie't de tao mdi Oifdng canh tianh lanh manh.
thue day stf phat trien thi trtfdng nha d theo xu htfdng td't hdn, hidu qua hdn. Cd le, de tao thuan ldi cho ngtfdi dan tiong vide sd hffu BDS, Nha ntfdc phai dtfa thud' da't dan dan len eao thi gia dd't mdi xud'ng tha'p. se cd ed hpi chi phi dd't dai tha'p hdn ra't nhilu so vdi trtfde day, tff do ddn de'n chi phi cho BDSnhadse "dl ehiu" hdn nhieu •
TAI LIEU THAM KHAO:
1. Lan Nhi (2020), Diim mat nhffng niyin phd tai Vidt Nam cd gia nha dat ngang New York, Paris.
<https://cafef.vn/diem-mat-nhung-tuyen-pho-tai-viet-nam-co-gia-nha-dat-dat-ngang-new-york-paris- 20200220! 72 729235. chn>
2. Thanh Ngd (2020), Ha Noi: Chung ctf gid ch! 500 mtu ding/can , md ban 20 i k vdn l! <https://cafef.vn/ha-noi- chung-cu-gia-chi-500-trieu-dong-can-mo-ban-gan-20-tan-van-e-2020022!16I527547.chn>
3. Theo Bao Mdi (2019), Ne'u mudn mua nha d My cIn Itfu y cac loai thue nay. <http://ushome. vn/neu-muon-mua- nha-o-my-can-luu-y-cac-loai-thue-nay>
4. Theo VOV (2017), Vi sao gia ba't d6ng sdn Nhdt Bdn ddt do nhat thi gidi. <http://thanhdong.com.vn/vi-sao-gia- bat-dong-san-nhal-ban-dat-do-nhat-lhe-gioi-216-2I6.html>
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TAP CHi CDNG THlfdNG
5. Binh Son (2019), Gia n h i d TP. Ho CM Minh re nhS't the' giOi?: So vdi thu nhap tM qua 6it.
<https://thanhnien.vn/tai-chinh-kinh-doanh/gia-nha-o-tphcm-re-nhat-the-gioi-so-vol-thu-nhap-thi-qita-dat- I071679.html>
6. Linh Anh ( 2019), Gia nha Hong Kong dat do nhit the nao: 1,2 trieu USD chi mua dtroc can n h i hang trung.
<https://cafeblz.vn/gla-nha-hong-kong-dat-do-nha-the-nao-12-trieu-usd-chl-mua-duoc-can-ho-hang-trung- 20190413180222I82.chn>
Ngay nhan bai: 6/6/2020
Ngay phan bien (tanh gia va sii'a chii'a: 16/6/2020 Ngay cha'p nh$n dang bai: 26/6/2020
Thong tin tdc gid:
1. ThS. HANG NH4T QUANG Trtfdng Dai hQC v a n Lang 2. ThS. TRAN THJ THANH THU
Trifctng Dai hgc C6ng nghiep Thifc pha'm Thanh ph6'H6 Chi Minh
THE REAL ESTATE PRICE IN VIETNAM IS LOW OR HIGH
• Master. HANG NHAT QUANG Van Lang University
• Master. TRAN THI THANH THU Ho Chi Minh City University of Food Industry
ABSTRACT:
Many experts and investors concern that the real estate price in Vietnam is too high compared with the actual value. Some opinions emphasize that Vietoamese people's excess savings have fed the real estate marlcet, pushing up the real estate price. However, Vietnam's real estate market is still at its eariy development stage with great growth potential. With constant changes in housing environment and diversified demands of customers, the real estate price in Vietnam seems to be attractive. This study analyzes some real estate valuation methods in the world, thereby drawing lessons for Vietnam's t«al e-state markets. This study examines how natural, economic and odier factors affect the real estate prices in Vietnam. In addition, some recoramedations are given to help Vietnamese people buy houses.
Keywords: Real estate, valuation, Vietnamese housing prices, house.
