Trin Thj Mai Anh va Dtg Tgp chi KHOA HQC & CONG NGH5 115(01): 131 - 135
DANH GIA T H I / C TRANG CONG TAC 0 A U GIA QUYEN SU" DUNG DAT CUA MOT S 6 DV* AN TREN DIA BAN HUYEN P H t C THG,
THANH PHO HA NOI
Tr^n Thj Mai Anh^', Hoang VSn HCing', D5 Van Hai', Le ThSnh Cong^
'Tnrdng Cao ddng Cong dong tmh Ldo Cat.
'Tnrdng Dai hgc Nong ldm - DH Thdi Nguyen TOM TAT
Trong qua trinh doi mdi nen kinh te - xa hpi d nude ta, nIn kinh tl thi trudng dS timg budc dugc hinh thanh. Cac thanh phin kinh tl thi trudng phat trien manh me bao gim phat huy nguin npi lire ttr dat dai de phuc vu cdng nghiep hda hien dai hda dSt nude. Huyen Phiic Thp each trang tam thii d6 Ha Ngi hon 30 km ve phia Tay, trong nhiing nam gSn day Huyen da co tdc dp phat triln kinh tl nhanh ch6ng, dap ling vai trd cCia vt tinh gSn thu do ddt nude. Nam trong chii truang Idn cua thanh phfl, c6ng t^c dau gia quyln sir dyng dSt dugc chii trpng hudng gia quy dmh cita nha nude va gia thj trudng xich lai gSn nhau nhSm toi da h6a ngudn vdn dau tu xay dung co sd ha tang. Ngoai nhthig ket qua dang ghi nhgn cua cong tac dau gia quyen su dgng cdn hoc lo nhieu van de can giai quylt, nham dap ling yeu cau cua thuc tiln viec danh gia thuc trang cong tac dau gia quyen sii dgng dSt cua m^t sd du dn tr6n dja ban huyen Phuc Thg la hit siic can thilt va co y nghTa. Ket qua ciia nghien cuu nay da xac djnh dugc m6t s6 ylu tl anh hudng tdi cong tac dau gia quyen sir dung dSt.
TCr do dl xuit mpt s6 hudng giai quylt nang cao chSt luong cong tac dau gia quyen sir dung dat.
Tir kh6a: Ddnh gid. ddu gid, quyen su dung ddt. yeu Id dnh hudng. huyen Phiic Thg DAT VAN DE
Cling vdi sir phat trien cua nen kinh te, su hoan thi?n cua eg che phap ly, dac biet la cac chu the sii: dgng dat nhan thirc dugc vai trd va tiem nang kinh te ciia dat dai trong nen kinh tl da tac dgng Idn tdi thj trirdng bfit dgng san [4], Thj trudng bdt dgng san ludn dugc su quan tam vi mirc dg anh hudng tdi nen kinh tl viing ndi rieng va ddng gdp vao su phat trien cua ca dat nude ndi chung [3],
Chinh vi le dd thj trudng dk dai dang dugc khai thac va phat triln bSng nhilu bien phap khac nhau tiiy thugc vao muc dich. Trong dd, c6ng tac dau gia quyln sir dung dat la mgt bi?n ph6p hQu ich, dugc nhieu qudc gia Iren the gidi ap dyng [6], Huyen Phiic Thp la mdt huy?n gAn vdi trung tam thu dd, phat trien mgnh me trong thdi gian qua gay ra nhieu biln dgng vl dll dai da anh hudng rSt Idn tdi thj trudng bSl dgng san [5].
Ddnh gi^ dugc hieu qua cua cdng tac dau gia quyln sir dyng dat (DGQSDD) tir dd xac djnh
7"^/, 0988 129229. Email. maianhtnmt(3}gmait.com
miic dp anh hudng ciia mpt sd yeu td de ldi cdng tac dau gia quyen sii' dung dal tren dja ban huyen Phiic Thp la can thiet va cd y nghTa quan trgng cho viec nang cao hieu qua cdng tac quan ly va thiic day thi trudng bit dgng san va cdng tac quan ly dal dai.
Nghien ciiu nay tap trung danh gia ket qua thuc hien va xac djnh mgt sd yeu td anh hudng tdi c.ng tac DGQSDD tgi mdt sd du an diln hinh huyen Phiic Thg tren ca sd irng dyng phan mem chuyen dung thdng ke PRIMER.
VAT LIEU, PHUONG PHAP NGHIEN COU Vat lieu nghien ciru
- Cac phin mem chuyen dung phuc vy cho nghien ciru: Excel, PRIMER 5.0.
- Bd philu dieu tra thdng tin - Cac bien ban dau gia.
- Cac thdng tin khdng gian dia chinh ciia mgl so du an tren dja ban.
Phirong phap nghien curu
- Phuffng phdp dieu tra, thu thap dir li^u:
Thu thap cac vSn ban cd lien quan den cdng tac dau gia dll, cac tai lieu cd lien quan den cdng tac dau gia dSt. Kit hgp phucmg phap 131
Tran Thi Mai Anh vo Dtg Tap chi KHOA HQC & CONG NGH$ 115(01): 131-135 dieu tra, phdng van va dieu tra thuc dja de thu
thap day du thdng tin. Tien hanh dieu tra va phdng vSn theo bd cau hdi dugc chuan bi sin, thu dugc 100 phieu dieu tra, trong do cd 50 phieu dilu tra can bg {Phong thanh tra, Phdng kinh te, Phong Tdi nguyen Moi trudng, Vdn phdng ddng ki, Kho bgc, Uy ban nhdn ddn huyen. thj trdn) va 50 phieu dieu tra phdng van ngudi dan {ldm rugng. buon bdn.
kinh doanh. hiru tri).
Cac chi tieu nghien ciiu bao gdm (22 chi tieu): (I) Nhdn thirc ve muc dich thu hoi de dau gid; (2) thu tuc thu hoi; (3) thdi do ldm viec cita cdn bo; (4) thoa ddng cua chinh sach den bit; (5) minh bgch cua qud trinh thirc hien; (6) dd timg tham gia ddu gid; (7) Met bdn ddu gid tu ngudn thong tin nao; (8) nam bat day du thong tin ddu gid; (9) biit vi Iri khu ddt bdn ddu gid, thugn lai khi mua hd scr, (10) chju tdc dong khi bd bdn ddu gid; (II) ket qud bd gid cua ngirdi tham gia: (12) chenh lech gid bdn vdi gid khai diem; (13) ca .sa hg tdng cita khu ddu gid; (14) hoan thien ciia quy che ddu gid: (15) phit hop giira gid sdn vd gid ihi tnrdng; (16) phirang thirc ddu gid; {17) dnh hirang cita ddu gid Idi nhu cdu nhd a; (18) hieu qud cua ddu gid; (19) dao tgo cho cdn bg ddu gid; (20) nghe nghiep:
(21) nai cong tdc; (22) do luoi.
- Phwang phdp tong hffp vd xii- ly so lieu:
Bao gdm long hgp va ma hda sd lieu tren phan mem Excel. Sd lieu phieu dieu tra dugc ma hda d dang sd trudc khi xu li tren phan mem PRIMER 5.0. Xac dinh mdi quan he cac yeu anh hudng den dau gia dal lai dia ban nghien ciru dira tren phan tich mdi tuang quan Midti Demenlional Scaling (MDS) va Principal Component Analysis (PCA).
- Phuo'ng phdp chuyen gia: Tham khao y kien ciia nhung ngudi am hieu ve cdng tac dau gia quyen sir dung dat.
KET QUA VA THAO LUAN Dac diem chung cua khu \ uc nghien ciru Phuc Tho la huyen thugc vimg ddng bang sdng Hdng each thii do Ha Ngi ban 30km ve phia Tay.
132
Phia B k giap sdng Hdng, la ranh gidi cua huyen, ddng thdi ciing la ranh gidi cua thanh pho Ha Noi vdi tinh VTnh Phuc.
Phia Ddng giap huySn Dan Phugng;
Phia Nam giap huyen Thgch That;
Phia Tay giap thj xa San Tay
Trong nhirng nam gin day, huyen cd nhSng budc phat trien manh ve kinh te, tdng thu nhap binh quan tang [5]. Thu hut nhilu du ao^
xay dung co sd ha tang da dugc day mgnh, dat dai bien ddng mgnh me da tao ap luc len cdng tac dIu gia quyen sir dung dat.
Ket qua dau gia dt mot so dur an dau gia quyen sv dung dat tren dia ban huyen Phiic Thp
- Du an dau gid quyen *«• dung dat tai tru s&
tram thiiy cii trin dja bdn xa Vong Xuyen Md td khu viiv ddu gid: tru sd tram thu y cii cd dudng tinh Ip 418 di qua vdi tdng dien tich la 1.634m^ trong dd dien tich phan Id dIu gia la 1.266,9m", chilm 78% tong dien tich quy hoach, dugc chia lam 14 Id. Vdi gia san dugc UBND huyen Phiic Thg duyet vdi miic gia la 5.500.000/m-, budc gia la 100 nghin ddng, Ket qua dau gia: Tdng cdng cd 184 hd so tham gia dSu gia; kit qua cd 14 ngudi trung 14/14 Id &k vdi dien tich 1266,9 m" vdi ting tien thu 9,07 ty ddng,
- Du- dn ddu gid quyen sii- dung dat tgi khu ddu gid tren dia bdn xd Tich Giang.
Mo td khu virc ddu gid: tai khu dau gia xa Tich Giang cd dudng Qudc Id 32 di qua tong dien tich la 3580m^, trong dd dien tich phan Id dIu gia la 2200in^ chiem 61% tdng dien tich quy hogch, dugc chia lam 22 Id. Vdi gia san dugc UBND huyen Phiic Thg duyet vdi mirc gia la 13.000,000/m^ budc gia la 100 nghin ddng.
Ket qua dau gia: Tdng cdng cd 236 hd sa tham gia dau gia; ket qua cd 22 ngudi trung 22/22 Id dit vdi dien tich 2.200 m^ vdi tdng tiln thu 36,3 ty ddng.
TrSn Thj Mai Anh vo Dtg Tgp chi KHOA HOC & CONG NGHE 115(01): 131 -135 - Die an dau gid quyin sir dung ddt tgi khu
d^u gia Cwa Dinh trin dia bdn xd Tito Loc.
Md Id khu vuc ddu gid: tgi khu dau gia xa Thg Lgc cd dudng Qudc Id 32 di qua tdng dien tich 1^ 2.636m\ trong dd dien tich phan Id dau gia la I.dOOm^, chiem 60% tong dien tich quy hoach, dugc chia lam 16 Id. Vdi gia san dugc UBND huyen Phuc Thg duyet vdi miic gia la 17.000.000/m- budc gia la 100 nghin ddng.
Kit qua dIu gia: Tdng cdng cd 206 hd so tham gia dau gia; ket qua cd 16 ngudi triing 16/16 Id dat vdi dien ti'ch 1.600m' vdi tdng tien thu dugc 38,5 ty ddng.
Ddnh gia hieu qua cua cdng tac dau gia quyen SDD
- Hiiu qua kinh te
Su chenh lech giira gia triing va gia thi trudng gop phan lam tang ngudn thu cho ngan sach nha nude [1]. Huy dpng nhieu ngudn vdn ciing tham gia dau lu xay dung,
- Hiiu qua xa hpi
Tgo ra cac khu dan cu ddng bd vdi he Ihdng hg tang ky thuat, hg ting xa hdi dap iing dugc nhu cau nha d ciia ngudi dan, tao dilu kien va moi trudng sdng dn dinh, phu hgp vdi quy hogch tdng Ihl phat trien dja phuang. Lam phong phii cho hoat dpng ciia thj trirdng BDS.
- Hiiu qud doi v&i cong idc qudn ly vd SDD Dau gia QSDD cdn gdp phin quan ly dll dai mpt each cd hieu qua, chat che va hoan thien hon tirng budc dua quy dat vao sir dung theo dung quy hogch, muc dich phat trien ciia tirng dja phuang. DSt dai tham gia vao thi trudng va dirge khai thac triet de tiem nang gia tri, tgo nguon thu phyc vu cho sir nghiep cdng nghi?p hoa, hien dgi hoa dal nude. Giiip nha nude CO thi kilm soat dugc cac giao dich ve quyen sii* dyng dat.
Nhu vgy, hi?u quA tir cdng tac dIu gia la rit diiet th^rc, cdng tac dIu gia quyln sir dung dat sS gliip cai lhi?n tinh hinh kinh te, ddng thdi hi trg cdng tac quan l\ dat dai tdt hgn.
Mot so yeu to anh hiromg tdi cdng tac dau gia quyen sir dung dat tren dja ban huyen Phuc Thp
Tir ket qua ciia danh gia hieu qua cdng tac dau gia quyen sir dung dat. Viec nghien ciru mdt sd yeu td tac dpng tdi cdng tac dau gia quyen sir dung dat da dugc nhieu nghien ciru thuc hien [2][6].
Tir ket qua phieu dieu tra, sau khi dugc xir ly tren phan mem Primer 5.0 da the hien mdi quan he giira cac yeu td anh hudng cdng tac dau gi^ quyen sii dung dat.
- Kit qud tong hgp 100 phieu dieu tra
Hinh !: Moi quan he giira cdc yeu to dnh hudng ldi cdng tdc ddu gid tai huy4n Phuc Thg, TP. Hd Ngi
dua tren phdn tich MDS (cdn bg vd ngudi ddn)
Hinh 2: Cdc yeu Id anh hudng tdi ddu gid quyen sir dung ddt dai dua tren phdn tich PCA Tir kit qua tren cho thay tdng hgp cac phieu dilu tra ciia can bp va ngudi dan lai de phan tich thi cac ylu td: Nhdn thirc ve muc dich thu 133
Trin T-hj Mai Anh vd Dig Tap chi KHOA HOC & CONG N G H E 115(01): 131-135 hdi de ddu gid, thoa ddng cua chinh sdch din
bit, minh bgch cda qud trinh thuc hien, nam bat day dii thong tin ddu gid, thugn Igi khi mua ho sa, kit qud bo gid cua ngirdi tham gia, ca sd hg tdng cua khu ddu gid, phii hgp giira gid sdn vd gid thf tnrang, phmmg thuc ddu gid. dnh huong cita ddu gid tdi nhu cdu nhd a cd mdi quan he mat thiet hiiu ca vdi nhau, thi hien tren dd thi bang khoang each ciia cac yeu td nay ludn diing gan nhau hoac chdng nen nhau trong phan tich chi sd MDS.
Ddng thdi cac ylu id tgp trung rit gin tgi gia Iri 0 Irong phan tich PCA dieu nay chiing td tir viec dieu tra khac quan da cho ket qua phan lich sat thyc te va cd do tin cao.
- Kel qud dieu tra doi tirgng ngirdi ddn va cdn bo
Hinh 3: Mdi quan he giira cdc yeu Id dnh hudng tdi cdng Idc ddu gid tgi huyen Phiic Thg dua Iren
phdn tich MDS (cdn bg)
Hinh 4: Mdi quan h? giira cdc yeu Id dnh hudng tdi cdng tdc ddu gid Igi huyen Phiic Thg -
Hd Not dua Iren phdn tich MDS (ngudi ddn)
Trong phan ti'ch cu thi ddi tugng dieu tra can bd va ddi txrang ngudi nong dan cho thay ca hai ddi tugng dilu tra deu cd mdi quan he hihi CO giiia nhdm cac ylu td quan he, ket qua nay cung tuong ddng vdi kit qua phan tich tdng hgp cua ca hai ddi tugng dieu tra. Dac biet 2 yeu td: Hoan thien cua quy che ddu gid vd nguon thong tin bdn ddu gid la chua cd mdi tuang quan mgt thiet .vdi qua trinh giao djch va dau gia quyen sii dung dat, Do vay, viec hoan thien quy che dau gia va cung cap thdng tin tdi ngudi tham gia dau gia can dugc quan tam hon trong tuong lai.
iVIot so giai phap ve cdng tac dau gia quyen sir diing dat
- Gidi phdp vi chinh sdch cda Nltd nie&c Can cd chinh sach luat, va cac quy dinh hgp ly nham dam bao thuc hien cong tac dau gia hieu qua, tranh thiet hgi cho ngan sach nha nude, Cac ca quan cd tham quyen can chii ddng djnh hudng, dieu tiet va kiem soat de dn dinh thj trudng bat dgng san, khac phuc tinh trgng tu phat, dIu CO bat dgng san.
- Gidip/idp vS ky thudt
Hoan thien cdng tac td chirc dau gia dieo mdt trinh tu cho ca nude va cu thi hda cho tirng dja phuang,
Quan tam dao tao, bdi dudng them trinh dg chuyen mdn cho cac can bd tham gia thuc hien duan.
Tang cudng cdng tac tuyen truyen, phd bien ldi mgi ngudi dan, cl i tao ca che thdng thoang ve thu tuc hanh chinh doi vdi ngudi tham gia dau gia va triing g u .
- Gidi phdp vi cff che tdi chinh
Dieu chinh, bd sung mpt sd loai thue va le phi lien quan den dIu gia quyen SDD va thj trudng BDS theo hirdng khuyen khich.
Giam thue va phi trong giao djch tren thj trudng bat dgng san d miic hgp ly nhlm khuyen khich giao djch chinh thirc.
Sir dyng ngudn thu tir dau gii quyln SDD mdt each cdng khai, minh bach va hieu qua.
Trin Thj Mai Anh vd Dig Tgp chi KHOA HOC & CONG NGHE 115(01): 131-135 KET L U A N
Thdng qua d a n h gia c d n g tac d l u gia tai 3 d u an tren dja ban huyen Phiic T h g , thanh phd Ha Npi da d a l d u g c mdt so k i t q u a sau:
Su cheiih lech giiJa gia triing v a gia thj t r u d n g gdp phan lam tang n g u d n thu cho ngan sach nha n u d e , ca 3 d u an deu cd nguon thu cho ngan sach tir 9,07 - 38,5 t y d o n g . Qua d i l u tra 2 2 chi tieu cd t h i anh h u d n g tdi cong tac dau gia, da x a c dinh d u g c c a c yeu td:
Nhdn thuc ve myc dich ihu hdi di ddu gid, thoa ddng cua chinh sdch den bit, minh bgch cua qud trinh thirc hien, ndm bdl day dii thdng tin ddu gid, thudn Igi khi mua hd sa, kit qud bd gid cita nguai tham gia, ca sa hg tdng cua khu ddu gid, phii hgp giira gid sdn vd gid thi trudng, phucmg thuc ddu gid. dnh huong cua ddu gid lai nhu cdu nhd a cd mdi quan he khang kbit vdi nhau va ciing tac d d n g manh tdi cong tac dau gia tren dia ban nghien ciru.
Qua nghien cii'u ciing x a c djnh 2 y l u to: Hoan thien cua quy che ddu gid va ngudn ihdng tin
bdn ddu gid la nhiing y e u td c l n d u g c cai thien trong q u a trinh t h u c hien cdng tac d I u gia Q S D D tai dja p h u a n g .
T A I L I E U T H A M K H A O 1. Bg Tai chinh (2010). Thdng tu sd 66/2010/TT- BTC ngdy 22/4/2010 hudng ddn thuc hien viec xdc dinh gid thi trirdng trong giao dich kinh doanh giiia cdc ben cd quan he lien kit.
2. Chinh phu (2010), Nghi dinh I7/2010/ND-CP ngdy 04/03/2010 ve bdn ddu gid tdi sdn 3. H6 Thi Lam Tra, Nguyin Van QuSn (2006) Dinh gid dat Nxb Nong Nghiep, Ha Noi.
4. Nguyen Thanh Tra, Nguyin Dinh Olng (2005), Gido trinh Thi trudng BDS. Nxb Nong Nghiep, Ha Noi.
5. i)y ban nhan dan huyen Phiic Thp, Ha Npi (2010). Bdo cdo ket qud kiem ke ddt dai ndm 2010 huyen Phiic Thg, Hd Noi
6. Pham v a n Vugng, Thai Thi Quynh Nhu (2011).
Ddnh gid ihuc trgng vd de xudl gidi phdp ndng cao hieu qud cdng tdc ddu gid quyen sir dung ddt tgi thdnh phd Tuyen Quang, tinh Tuyen Quang.
Dai hpc khoa hpc ty nhien.
S U M M A R Y
E V A L U A T I O N O F T H E S T A T U S O F T H E L A N D U S E R I G H T S A U C T I O N O F S O M E P R O J E C T S I N P H U C T H O D I S T R I C T , H A N O I
T r a n Thi Mai Anh^', Hoang Van Hung', Do Van Hai', Le Thanh Cong^
'Lao Cai Communily College. 'College of Agriculture and Foreslry - TNU In the innovation of economy - society process, the market economy mechanism has gradually reformed. The components of market economy development inc'jdes promoting strong internal resources irom land to serve for industrialization and modernization. Phuc Tho district is far 30 km from center of Hanoi to the West, a key strategic position m recent years so returning this rapidly growing district, lo meet the strong role of satellite area of the capital. Located in a major policy of the city, the land use rights auction are focused direction of state price regulation and market prices closer together to maximize capital investment in building infrastructure In addition to the remarkable results of the use rights auction also revealed many problems to be solved. Starting from the current situation, development needs to assess the status of the land use rights auction of a number of projects in Phuc Tho district. Results from a situational assessment has identified a number of factors affecting the land use rights auction It has been proposed a number of solutions to improve the quality of land use rights auction and land management in this area.
Keywords : Evaluation, auctions, land use rights, affecting factor. Phuc Tho district
Ngdy nhgn bai:06/0l/2014. Ngdy phdn bi?n:20/01/20l4. Ngdy duyet ddng: 07/02/2014 Phan biin khoa hoc:TS. Vu Thj Thanh Thuy - Trudng Dgi hgc Ndng Ldm - DHTN
8 129229. Email. maianhlnmt@gmait com
