Phat trien thj trUdng bat dong san nghi dudng (condotel)
cf Viet Nam hien nay
• • / MGaYENTHlTaMGPHCfdNG T o m t i t , .J. , Bdi viit khdi qudt kit qud dgt dugc, cung nhumgt sdhgn chi trong qud tnnh phat ri thi trudng bdt dgng sdn nghi dudng (condotel) d Viet Nam hien nay Nghiin ciiu cungde xuat^
mdt sd gidi phdp hdu hieu nhdm gdp phdn thuc ddy phdt trien condotel, dong gop i. q vdo phdt trien thi trUdng bdt dgng sdn ben vdng.
Tii khoa.' hat ddng sdn. condotel. rui ro ddu tU Summary
The article outlines achievements and limitations tn the current development of condotel market in Vietnam. Also, u proposes a number of solutions to promote condotel and contribute effectively to the sustainable growth of the real estate market.
Keywords: real estate, condotel, investment risk Gl(3l THIEU
Tuy "sinh sau de mudn" so vdi the' gidi, nhffng thi tru'dng condotel tai Viet Nam trong mpt thap nign qua da phat trie'n manh me. Theo Bd Xay dffng, \i6c tinh de'n he't nam 2019, Viet Nam cd khoang 148 dff an condotel dg'n tff 52 ehu diu tff tai nhieu tinh, thanh ven bie'n khip ca nffdc, trong do, tap trung chu ye'u d Da Nlng, Khanh Hda, Phu Qud'c (Kien Giang), Ba Ria - Vung Tau va Bmh Thuan, Tuy dang trd thanh xu hffdng diu tu: mdi cua ba't ddng san, nhffng condotel lai cd dp riii ro eao, dac biet la chffa cd phap ly hoan thien, Dieu nay ddi hdi phai ed nhilu giai phap dong bd dg' hd trd cho sff phat trie'n cua loai hinh ba't dpng san nay,
THL/C TRANG P H A T TRIEN
Condotel la tff dffdc vie't tat cua Condo & Hotel, cd y nghTa la can hd du heh. Day la khai niem rat pho big'n tren thi tnfdng the' gidi, nhffng vSn cdn kha mdi me tai VietNam,
Theo Dieu 48, Luat Du lich (nam 2017) va Dieu 21 cua Nghi dinh so 168/2017/ND-CP, ngay 31/12/2017 tht biet thff du heh va can hd du hch dffpc ligt kg va xe'p vao cac loai cd sd Iffu tru du lieh va dffpc md ta theo Luat nhff sau: Biet thff du lich ed trang thie't bi, tign nghi cho khaeh du lich thug va cd thd' tff phuc vii trong thdi gian Iffu tru; Can hd du lich cd trang thiet b?, dich vu can thig't phuc vu khaeh du lieh. Khich co the trf phue vu trong thdi gian Iffu tru.
Ngoai quy dinh tren, thi khdng cd thgm quy dinh va hffdng din khac ciia phap luat ve loai hinh condotel.
La to' hpp cua 2 loai binh ba't ddng san, nen condotel vffa cd cac hoat ddng cua mdt khach san, vffa co chffc nang ciia mpt khu can hd. Cu the': (I) Condotel cd chffc nang eua mdt khach san bdi: condotel co he tho'ng dat phong va cac dich vu khach san khae, nhff: ho bdi, cau lac bd sffc khoe, hdp dgm, nha hang, cffa hang, djch vu thff tin va dich vu phdng 24/24. Die'm khac ciia condotel vdi khaeh san dd la condotel cho phep khach mua hoan toan quyen sd hffu can ho de' nghi difdng va cho thug; (2) Condotel cd chffc nang cua mdt can hd vi:
Khach san can hp drfdc thie't ke vdi diy dli eac tien ich be'p, phdng khaeh, phdng ngu , vdi day du dung cu na'u nffdng va cho du khach cd the di chd va trai nghigm phong each sd'ng nhu" chinh ngdi nha cua minh, Tuy nhien, condotel khac can hd thdng thffdng d chd no cln phai cd mot dPn Vl dffng ra quan ly va digu hanh cic va'n d l ve vigc cho thug lai va hoat ddng hang ngay cua khach san
Vdi viec mang lai nhffng gia tri
"kep . condotel dang ;.-cS ihanh xu hffdng dau tff mdi cua bat dong san n-hi di/dniT Theo dd, cd 4 yeu td' chinh t
P Irung khi 'TS , Tru'dng Dai hoc Kmh te Quoc dan ti/ommn Ngiy „I,M bt,,: 2Sm/2,m. Ngay ,M., Uin: WlOmOlO: fJgiy d.ye, d«„S: ' » ™ 2 0
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ban vl Idi ich tai chinh cua viee sd hffu condotel, bao gom: diu tff, nghi dffdng, cho thug va trao dd'i vdi cac resort Hen k^t d cac qud'c gia khac.
Ngoai ra, theo cac chuygn gia, dSu tff condotel se ed Ipi cho nen kinh tg' va thi tru'dng bat ddng san vi tig't kiem da't dai, dong thdi tao dpng Iffc eho sff tang trffdng cua cac nhdm ng^nh hen quan, nhff: xay dffng, dich vu va dac biet la du lich - lmh vffe dang dffdc Dang va Chinh phli dinh hffdng phat trig'n thanh nganh kinh t^ mui nhpn.
Tuy "sinh sau de mudn" so vdi thg' gidi, nhffng thi trifdng condotel tai Viet Nam trong mdt thap nien qua da phat trie'n manh me. Theo sd' lidu drfpe Bd xay dffng dffa ra tai Dien dan"Hanh lang phap ly cho thi tru'dng condotel"
do Bao Dign dan Doanh nghiep to chffc vac ngay 14/12/2019, ffdc tinh dd'n hg't nam 2019, Viet Nam cd khoang 148 dif an condotel dg'n tff 52 ehii diu tff tai nhieu tmh, thanh ven bie'n khap ca nffdc.
tfdc tinh trong giai doan 2017-2019, ed khoang 27.000-29.000 can hp dffpc tung ra thi trffdng. Trong dd, condotel tap tmng chu ye'u d Da Nlng, Khanh Hda, Phli Qud'c (Kign Giang), Ba Ria - Vung Tau va Binh Thuan.
Theo Hdi Mdi gidi Ba't ddng san Vigt Nara (2019), Iffpng cung condotel (can hp nghi drfdng) mdi ra thi trrfdng trong quy III/2019 dat 3.680 san pha'm, giao dich dat 2,515 san phim. Mgt sd' thi tnrdng condotel bung nd' manh me thdi gian trffdc, nhff: tai Quang Ninh, Da Nang va Nha Trang di vao trim lang, cd thi trifdng khdng cd nguin eung hang ra.
Ty lg hap thu eondotel cung mdi ra thi trifdng dat 68,3% trong quy III/20I9.
Tuy nhign, du da ra ddi hang ehue nam, tham chi ma'y nam gin day phat trien ndng, nhiffig condotel lai rui ro rat cao, theo chung tdi, cd it nha't 4 "Id hong" nha dau tff condotel cd the' gap phdi khi diu tff vao loai hinh ba't dpng san nay, cu the' nhif sau:
Phap ly chffa hoan thign Condotel la san pham ba't dpng san phffc hdp chffa cd khai niem rd rang ve tieu chuan, quy pham ve quy hoach, quyin sd hiJu, mua ban ehuyen nhrfpng va quan ly van hanh... Trong do van de quyen sd hffu ndi ldn hang diu, cu the' la: Ngffdi mua mong mud'n dffdc ca'p so' do vmh vign, trong khi condotel nam giffa khung ciia 2 luat: Luat Du lich (nam
2017) va Luat Nha d (nam 2014). Theo Luat Du lich (nam 2017) thi san pham du lich nghi dffdng chi drfdc thue cd thdi han, con theo Luat Nha d (nam 2014) thi dffdc ca'p sS dd vinh vign.
^ Theo quy dinh phap luat hien hanh, quyen sff dung da't can hp condotel trong cac dff an du lich nghi drfdng drfdc sff dung da't ed thdi ban (theo thdi ban eiia drf an) va cd the drfpc gia ban (chifa ed tien lg vi cdn qua mdi). LuSt Da't dai (nam 2013) quy dinh thdi han giao da't, cho thue da't dd'i vdi td chffc de thrfe hien cae drf an diu tff khdng qua 50 nam, tai nhffng vung khd khan thi khdng qua 70 nam. Nhtf vSy, ngffdi mua condotel khdng cd quyen sd hffu lau dai. Thgm vao dd, ne'u tinh tff luc eae dff an condotel dffdc thuan chu trffdng, phg duyet, khdi cdng, ca't ndc va ban giao, nhieu trffdng hdp khach hang chi con quyen sd hffu 35-40 nam Vide sd hffu ed thdi han cdng vdi phap ly chifa hoan thien bi xem la diem trff ldn ciia kenh diu tff nay.
Ngoai ra, phap Iuat cung chifa cd quy dinh ve cac Ioai hinh cdng trinh nay, chffa ed quy chua'n, tidu chuan can hd. Gin day nha't, ngay 16/10/2019, Thu tffdng Chinh phli da ban hanh Quyg't dinh so' 1398/QD-TTg ban hanh Ke' hoaeh thffc hien Nghi quyg't sg' 83/2019/
QH14 ve boat ddng cha't vS'n tai Ky hpp thff 7, Qud'c hpi khda XIV dd'i vdi lmh vffe xay dffng. Trong dd, Thu tffdng Chinh phii ygu clu Bg Xay dffng ban hanh quy dinh siJa ddi, bd sung quy chua'n, tieu chua'n xay dffng dd'i vdl cac Ioai hinh nba chung erf, cdng trinh can hd du lieh (condotel), biet thif du lieh (resort villa), van phdng ke't hpp Irfu tru ngan han (officetel); nha trp, phdng trp eho thug. Ding thdi, Bd Xay drfng phai ban hanh quy che' quan ly, van hanh loai edng trinh officetel. Thdi han de ed quan nay hoan thanh npi dung neu tren la trong nam 2019. Tuy nhign, hg't nam 2019, cac quy ehuin, tigu chuan, quy dinh nay vin chrfa drfpc Bp Xay drfng ban hanh,
Chu d^u ttf khgng cd nang Wc quan ly v^n hanh Cae chu diu trf condotel da phin la doanh nghigp boat dpng trong ITnh vrfc ba't dpng san, Hp chi cd kinh nghigm chuan bi quy da't, xay drfng phat trien drf an va ban bang, nhrfng khdng cd nang Irfc quan ly van hanh drf an nghi dffdng. Mat khac, hp ciing khdng hieu v l thi trrfdng du Uch cd mua cao diem ngan va mua tha'p diem keo dai. Vdi viec thie'u nang Iffc mem nay, ngay tff diu, "bai toan" ban hang ciia chu dau tff da lech pha so vdi thffc te^.
Mat khac, eac chff diu tff cln phai cai thien diem ye'u bang caeh thug ddn v; quan ly van hanh tig'p quan drf an.
The" nhiftig, viec nay se phat sinh digm chi phi. Dich vu, tien ich va bai toan kinh doanh cua condotel phu thupc vao ddn vi thff ba, tham ehi thff tff Vi vay, day cung la mpt big'n sd' tiem an rui ro ddi vdi ngffdi mua condotel.
"Banh ve " cam ke't ldi nhu^n
Do'i vdi nhffng dff an dffpc cam kg't ldi nhuan tff 8%- 15% trong 5-10 nam, trong gia ban cd the da bao gom nhffng khoan chi phi phai tra cho cam ke't Ipi nhuan nay. Tren thffc te', gia condotel tffdng dffdng gia ban can ho trung - cao cap d TP. Ho Chi Mmh va da bi
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thoi phong qua mffc khi drfpc ban kem vdi cam ke't ldi nhuan khung. Mat khac. danh sach cae khoan phi kha dai, nhff: trang bj dong bg npi ngoai tha't hoan thien, chi phi quan ly, khai thac kinh doanh, van hanh dich vu... da tinh vao gia thanh san pha'm.
Kbi soan hdp dong mua - ban can hd condotel ed cam ke't ldi nhuan. ban cha't ciia hdp dong nay la thda thuan hdp tac kinh doanh cd digu kien, neu phat sinh d-anh cha'p khach hang bi ba't ldi nhieu hPn. Tuy nhign, dilu dang quan ngai la cac chig'n Iffpc kinh doanh cua chti diu trf drf an condotel chi phan anh tinh hinh ngan ban va be noi cua thj trrfdng. Tff dd dan dg'n cae cam ke't ldi nhuan chi la "banh v e " de' ban hang. Day la big'n sg' din de'n riii ro ldn nha't dd'i vdi nha dau trf condotel vi cac cam kg't Ipi nhuan khong kha thi.
Dien hinh mot sd' vu pha vd cam kg't Ipi nhuan condotel tffng xay ra tren thi trffdng (gin day nhat la vao ngay 23/11/2019, Coeobay - Da Nang thdng bao cha'm dfft tra cam ke't ldi nhuan theo hpp dong da ky kg't) da bupc gidi dau tff phai nghigm tuc nhin lai nhffng big'n sd'cua loai hinh ba't dpng san nay. Cd the' ndi, day la kgnh diu trf cd he sd rui ro ra't cao so vdi cac loai hinh ba't ddng san khae.
MOT SO DE XUAT
Cd the nhan dinh rang, condotel la mdt hrfdng di mdi cua thi trrfdng diu tff ba't ddng san, nha't la dat trong bd'i eanh khi drfdc quan ly chat che bang khung phap ly se han che' dffdc nhffng he luy xau, tham chi khPi thdng drfpc nguon vdn ldn trong dan, giam drfpc ngudn tin dung ngan hang dd vao ba't ddng san dg' ffu lien cho cac ITnh vu'c kinh te' khac. Ve tifdng lai, eondotel vin la mg hinh diy ha'p din, dang dau trf va ed td'c dp phat trie'n tdt drfa trdn khai thac nhffng tiem nang ve du lich ciia VietNam.
Vi \ay. theo chung tdi, de' phat trien ben vffng thi trrfdng condotel, cln thrfe hien cd higu qua mdt sd' giai phap sau:
Ve phia Nhd mtdc:
Can hoan thien khung phap ly ve eondotel. Cu thd':
Can sdm ban hanh lieu chuan quy pham cho eondotel de' giup eho cac ehu diu tff vffdt qua khd khan, tig'p tuc diu trf pbat trien loai hinh nay; iam cho ngrfdi mua condotel an tam, drfdc hffdng vl ha ting xa hdi va quyen sd hffu hpp phap.
Bgn canh dd. Nha nffdc tffng brfdc kiem soat drfPe thl trffdng theo hu'dng on dinh, minh bach, phat trien ben vffng, tao dieu kien cho cac doanh nghiep ldn, cd
uy tin khang dinh drfdc ,iie'trong cope chdi ldn day tiem nang na>
Ngoai ra, ddi vdi van de qu? F ^_,. a u cnndotel ndi ve quy hoach, can quy dmn cuu ^^^^^
ngng theo nguyen I
tMcxly dling n-en " " • _ - , - _ • ^^j y .. .- ,^^n ho condotel neng theo nguyen tac. tan uv . ^
dat difOc 'toy ho?"*
la dat du lichrdich vu. thiJOng ni?i ngta duang, thi tuan theo Ln5t Du l|ch (™m 2017°dg cho thue cd thai han. Tniong hdp condotel xay ditng tren dat d. thi tuan theoLnatNhafi(ni!in20l4)...euchuan quy pham v« nhii 4 de' dudc cap so do vinh viin Tnfdng hop vdi ciic dd an condotel dii xay dtfng tren da't du hch, nghi difflng muo'n chuygn diSi sang nhj d xay diTng tren dat d, thi Chinh phu can ch, dao cac bo, ngiinh lien quan can cti ngay hifdng din xac dinh ro tieu chl cu the cho cac chu diiu tlf ra soiit, diinh gia lai dif iin de lam na quy hoach chd niio glB lai cho du hch nghi dUBng. chd nao chuye'n sang S.
Viphia chu dau IU:
- Can minh bach hda ve chuyen chia se Idi nhuan giifa ciic c6' dong vdi nhau.
- Can hoach dinh toi va thifc hien nghien cifu khii thi ngay tif ban dau ii cd the' cd ditdc mijt sin pham phil htjp vdi dieu kien thi trddng, kha nang tai chinh cung nhif dam bao van hanh tot trong tu'dng lai.
Ve phia nhd ddu tie:
- Nha dau ttf thd cap phai chon chil dau td cd kinh nghiem, cd tinh hinh tai chinh on dmh, cd tap doan ddng dang sau, de neu viec kinh doanh khong hieu qua, thi hg v§n cd tien de chi tra cho nhii dau tlf thif cap. Dong thdi, can can nhac Ida chon cac san pham cd chat Iddng ttf cac chil dau tif uy tin vtl tim hieu ky vl siin phii'm va chinh sach ban hang.
- Wi sd hifu cd thdi han: theo quan die'm cua tac gja, thdi han s i dung khong phai la van d l qua quan trong do'i vdi condotel. Bdikhi de'n thdi die'm he't han, nd van cd the' difdc gia han trong mdt s^
n-ifSnghdp. Hdn nifa, cac nha dau tlf can thay dd'i tif duy, phai hilu v | (,an chit rang, khi mua condotel, gij ,„ ^g^ u j jj phat sinh ldi nhuan hang ky.Q
TAI LIEU THAM KHAO
1. Quo'c hoi (2017). LuatDu lich. so09/2017/QH14 ngay 19/06/2017 2. Bo Xay ditng (2019) Bio cao Iham luan tai " ' « " f « " ? ? " ' ' '«"« "''"' condotel" do Bao D,6n dan Doanh nghiep lo '^^f •"?''>'!„ ' [ „ „ ! ,^: ,„,/,„,
3. Hoi Mot gidi ba't dong sin Viet Nam (2019). Bao cao tmh hmh thi tiuong , in/2019. ngaylo/10/2019
'ntbng
