NHAN THfC VE GIA DAT VA NHUNG TAC DONG DEN QUA TRINH PHAT TRIEN KINH TE - XA HOI
d VIET NAM
CHAU HOANG THAN'*'
Tom t i t : Bai viet de cip de'n nhan thUc ve gia da't qua cac thai ky Luit D:ii dai a nUdc ta v^ phin tich tac dgng cua gia dat den phat trien kinh te - x a hpi, qua do cbo thay sU cin thie't nang cao vai tro quan ly cua Nhi nudc doi vdi gia dit.
Tif khoa: Luat Di't dai; gia dat; phat trien kinh te • xa hgi; tac dgng cua gia dat.
Abstract: This article reviewed the perception of land prices expressed through versions of the land law in Viet Nam. Influence of land prices to national socio - economic development. Thus, the paper illustrated the need to reinforce the state's role in land price management.
Keywords: Land law; land price; socio-economic development; influence of land prices.
Ngay nhin bai: 15/12/2019; Ngay sda bai: 02/01/2020; \g:iy duyet ddng bai: 27/02/2020.
Dat van de
Gifi dfi't Ifi mdt pham tru kinh tl, bieu hien cu the gia tri kinh te dfit dai, ddng vai trd quan trpng. chinh yeu trong dieu phoi, quan ly dfit dai. Nhflng bien ddng.
thay ddi ciia gifi da't tren thi trfldng tao nhieu anh hfldng den phat trien kinb te va ddi sdng xa hdi. Trong bflc tranh tdng the ve vdng tuin hofin ciia kinb te thi trfldng thi da't dai la mpt trong ba yeu to quan trpng ciia thi trfldng diu vfio (thi trfldng ye'u to san xuat)'" anh hfldng mang tinh quyet dinh den qua trinh san xua't hang hda. Sfl tang len ciia gia dat da tao sfl hfi'p din cho cfic nha dau tu ca trong va ngoai nfldc vao thi trUdng bat ddng sin, cu the:
nfim 2017, cd 5.065 doanh nghiep kinh doanh bat ddng san thanh lap mdi tang 62"o so vdi nfim 2016, binh quan mdi ngay CO 14 doanh nghiep kinh doanh ba't ddng san ra ddi, vd'n trung binh 77 ty/doanh nghiep. Vdn diu tU trflc tiep ciia nfldc ngoai vao Viet Nam (FDI) diu tfl vao thi trfldng bat ddng san trong nam 2017 tfing gin gfi'p ddi so vdi nfim 2016, tfl 1.68 ty USD len 3,05 ty USD'-'. Cung vdi viec thu
hut vd'n diu tU thi thanh lap cac doanh nghiep Ifi van de giai quyet viec lam va tang thu nhap cho ngUdi lao ddng. Ben canh dd, nhflng bien ddng bat thudng tua gia da't ciing ga> ra nhflng anh hfldng nang ne cbo nen kinh te, nhfl bien ddng ciia gia dat ndi rieng va bfi't ddng san dfi gfiy ra khung hoang tai chinh - tien te d Thai Lan nfim 1997 - 1998, khung hoang tfii chinh d Hoa Ky nfim 2007-2008'-"; dieu tfldng tu cung xay ra tren thi trUdng ba't ddng sin d Viet Nam'" gay nhflng he qua
'"' Giang vien bo mon Lu^t Hanh chfnh, Khoa LuSt, Tnlcfng Dai hoc Can Tho.
' " Paul A Samuelson. Wiliam D. Norddhalls (2011), Kinh tehoc - Tap 1. Nxb Tai chinh, Kk N6i. tr.75.
'-' VietNam Report (2018). Bao cao tbi trifdng bit dgng san - xiiv dUng Viet Nam tit bade tien nAm 2017 den trien vgng n&m 2018. https.//cms.vietnamreport.net /source/BC''o20Bat''o20dong%20san%202018.pdf (Tniy cap ngay 19/4/2019]. t r . l 6 . 17.
'*' Npu\en Diln (2012). Quan ly nba nUdc thi tnidng bat dgng san a thanh pho Ho Chi \hnh - thtfc trang vd giai pbap. N \ b Chinh tri quoc gia. Ha .N'oi, tr.rtl.
" ' Bid Vfin Huyen, Dinh Thi Nga (2011), Quan ly nhi ni/dc do's vdi tbi trudng bi't dpng san 6 Viet .Kam.
.Nxb. Chinh tri quoc gia. Ha .N6i. tr. 206.
NHAN LUC KHOA HOC XA HOI Q
NHAN T H l ' C VE GIA DAT VA N H l ' N C TAC DONC
dfing ke ve kinh te. xa hpi. \ 1 vay. can nhfin thflc dflpc t a m q u a n trpng ctia gia dat vfi p h a t h u y hieu q u a vai trd q u a n ly cua Xha nfldc ddi vdi gifi dfit n h i m phdng ngfla vfi b a n che thfi'p nhfi't nhflng a n h hudng tieu ciic eua gifi dfit den qufi t r i n h pbfit t r i e n kinh t e - xa bdi; sU d u n g bieu q u a cdng cu - gia dat Ifim ddn bfiV thflc d i y sfl p h a t t r i e n bao d a m t i n h dn dinh va ben vflng.
1. N h a n t h f l c v e g i a d a t t r o n g p h a p l u a t d a t d a i V i e t N a m
K h o a n 19 vfi 20 Dieu 3 Lufit D.ii dai nfim 2013 quy dinh: "C'l.i dat la gia tri cua quyen .•^u dung dat tinh tren mot ddn vi dien tich diit. Gia tri quyen .<t/ dung dat la gia tri b&ng tien cun quyen .sfl dung dd't ddi vdi mdt dien tich d.it \;ic dinh trong thdi ban sd dung dat xac dinh".
Hay ndi cfich k h a c , gifi dfit Ifi gia tri bfing tien cua q u y e n sU d u n g dat. Ngay tfl Iflc thfla nhfin va quy d i n b vd gifi dfit, phfip l u a t da't dai nfldc ta dfi ghi nhfin sfl tdn tai song song hai gifi dfit. gdm: gia dat nha nUdc (do Xha nudc quy dinh. qu>et dinh) vfi gia dat thi trUdng (dflde h i n h t h a n h t r o n g cac giao dich t r e n thi trfldng); trong dd gia da't t h i trfldng se chi phdi va tfic ddng nhfi't dinh den gifi dfi't N h a nfldc. Viec tdn tai hai gifi dfi't t r o n g t h i trfldng la mdt ta't yeu k h a c h q u a n vfi Nhfi nfldc se q u a n ly gia dfi't theo mpt t r o n g cac cd che s a u : (i) b a m sat gia da't thi trfldng theo hfldng "nfldc ndi, beo ndi";
(ii) bfim sat gifi dfi't thi trfldng nhflng gifi da't N h a nfldc quy dinh ludn gifl mdt k h o a n g each nhfi't dinh vdi gia thi trfldng;
(iii) p h u c vu c b i n h sach q u a n ly c u a Nhfi nfldc va t h o a t ly gia da't t h i trfldng'^'. Cd t h e nhfin tha'y. q u a n diem q u a n ly gifi dfi't d nfldc ta la theo cd che t h i trfldng cd d i n h hfldng ciia Xha nfldc vdi muc tieu x u y e n .sudt !a q u a n ly theo cd che t b i trfldng.
Luat Da. dai n.^m U'ST la ^ . S t £ > » ' * • ' d i u tien d u * ap dving thong nhat j r u ^ B pham vi l a nudc. trong do gia t n km n ^ ^ ^ dat dai khong dUOc thila nhan. TU .iu.N q lv tren da lam cho hieu q u i sU ^ung a a t
ve iW ''"• " ^ ^ ' Xlia nuac...""
k i m , giao dich bat hdp phap qua kha n i n g kiem soat cua
n h a n g dieu nay d4t ra yeu cin doi mm rong p h a p l u a t dat d a i . VI tha'. L u a t D a t dat nfim 1993 duoc b a n hiinh vdi noi d u n g t h a y doi no-i bat \k thUa n h a n gia t n k i n h te- cua .lat dai, quy dinh ve gia dat, gia d a t duoc .xne dinh la cong cu kinh te de N h 4 nudc qudn ly dat dai theo cd che thi trUdng.
Vdi quan niem. gia da't la cong cu q u a n ly cuii Nha nudc nen sU can thiep ciia N h a nUdc doi vdi gia dat la rat chat che, cd nhflng thdi diem sU quan ly ciia Nha nUdc a p d4t len gia diit. bd qua yeu to' thi trudng. Diem no'i b a t cuii t u duy quan ly gia dat thdi ky nay la viec ghi nhan gia da't tren thi trUOng tai Nghi dinh so 80-CP ngay 06/11/1993 quy dinh ve khung gia cac loai da't vdi nguyen t&c "gia cac loai da't do dia phuong quy dinh theo s a t gia thi trudng". Giai doan L u a t Da't dai n a m 2003, khi quyen sii d u n g da't dUdc xac dinh la doi tUdng giao dich ciia thi trUdng ba't dong san thi quy dinh ve gia d a t cd nhiSng chuyen bie'n ro net. Cu the, L u a t quy dinh chi tiet hdn ve nguyen tac xac dinh gia da't va vai trd cua cac chii t h e trong q u a n ly gia da't, dac biet la quy dinh ve dich vu tU vSh gia da't tai Dieu 57 L u a t Da't dai n a m 2003.
Mac dii, co nhieu t h a y doi trong quy dinh
'^' Nguyin The Chinh (2014), "Bao cao tong hdp k^t qua khoa hoc cong nghfe de tai: nghien ciiu a n h hUCIng ciia CO che hai gia dS't d6i v6i v i ^ giao dat. cho thufi dat, thu hoi d&'t v i d l xufi't giai phap di gia da't do Nha niidc quy djnh phii h(?p vdi gia thl truong". Vien chien luoc, chinh sach Tai nguyen va Moi truong - Bo Tfii nguyen v6 Moi tnidng, Ha Noi. t r . l 0 9 . 121.
'*' Luu Quoc Thai (2016). NbUng v^'n de jihap /jj y^ ^f^j truang quyen sii dung dat Vi^t Kim Nxh Hong Diic Tp. H o C h i M i n h . t r 79.
Q NHAN LUC KHOA HOC XA Hii SIS5-2II2I
CHAU HOANC THAN phap lufit ve gia da't nhang gia da't Xha
nfldc vfin gifl vai trd quyet dinh va fip diing trong da so cfic trfldng hdp. Nhflng bflc xuc ve gifi dfi't tinh tidn bdi thfldng khi Nhfi nfldc thu hdi da'td giai doan nfiy khfi gay gfit. Lufit Dfi't dai nam 2013 vdi nhieu thay ddi, bo sung trong quy dinh ve gifi da't theo hfldng ghi nhan nhflng tac ddng tfl gifi dfi't thi trfldng den cdng tac quan ly, eu the nhfl: Dieu 112 quy dinh nguyen tac phu hdp gia da't pbd bien tren thi trfldng, Didu 114 quy dinh
ve gifi dfi't cti thd_ giai doan nay thu h?p viec ap dung gifi dfi't do Nhfi nfldc quy dinh, thay vfio dd la sfl phd bien cua gia dfi't eta the. vfin gifl vai trd quyet dinh ctia Xha nfldc nhflng ehiu nhieu chi phdi tfl gia dfi't thi trfldng vfi phu hdp hdn khi gifi da't dfldc quyet dinh ngay cang mang tinb cfi biet cao''
Xhan thflc ve gifi dfi't vfi tfl duy quan ly gia dfi't qua cac thdi ky Lufit Dat dai dupc khai quat nhfl sau:
Thdi ky Luat Dat dai Luat Dat dai nam 1987 Lu^t Da't dai oatn 1993 Lu^t Dat dai n&m 2003
Lu^it Dat dai n&m 2013
Dau an trong quy dinh ve gia dat Chua quy dinh gia dat.
Bat dau quy dinh ve gia dat.
Dau fi'n gia da't thi tracing.
Gia dat thi tnidng chi phoi manh me.
Quan diem quan ly nha nifdc ve gia dat Chita ^ nhan vai tro quan ly cua Nha niJfc Ghi nhan vai tro quan 1^ ciia Nhd nU6c.
chii yeu theo cd che hdnh chinh.
Quan ly gia dat theo cO ch^ thi truong nhang gia dfi't nh& naflc chi phoi tuyet doi.
Quan 1^ phu hijp vdi thj tracing, Nha nadc can thiep tren nguyen tic thl tritdng.
3. Nhflng tac dong cua gia d a t den qua trinh phat trien kinh te xa hoi d Viet Nam
3.1. Tac dgng den phat tnen kinh te Gia da't Ifi bieu hien gifi tri kinh te eu the cua da't dai, la cdng cu trong quan ly dfi't dai vi the bien dpng gia da't se anh hfldng nhieu den qua trinh phat trien kinh te, cu the:
Thd nhat, gia dat anh hudng den qua trinh xay dUng va phat trien nen kinh te thi trudng. Trinh dp pbfit trien cua thi trfldng dfi't dai vfi ba't dpng san la thudc do trinh dp phat trien eua kinb te thi trfldng tai cac quoc gia""'. Dieu kien cho sfl pbfit tridn on dinh cua nen kinh te thi trfldng Ifi Sfl pbfit tridn ddng bd cac loai thi trfldng.
Cu the, d Viet Nam. thi trfldng ba't ddng san la mpt trong 05 loai thi trfldng cd ban:
thi trfldng hfing hda va dich vu, tbi trfldng
tai chinh, thi trfldng ba't dpng san, thi trUdng sflc lao dpng, thi trfldng khoa hpc va cdng ngbe""*. Nhfl vay, bien ddng gia da't ed the anh hfldng den trinh dp pbat trien kinh te thi trfldng eiia qud'c gia thdng qua sti phat trien cua thi triidng ba't ddng san. ddn den nhflng tac ddng dfiy chuyen anh hfldng nen kinh te.
'^ Tmh ca biet t h l hien gia dat dadc quyet dinh cl lirng thcli diem cu the, timg khu vUc, tham chf tUng du an va dua tren nhiing yeu to cu thi nhU: vj tri. kha nSng sinh loi, yeu to tU nhien, dieu ki§n kinh t t xa hoi cua khu vUc_ de quyet dinh gia da't.
'*' Xgu%en Clic (2015), "Bao cao tong quan de tai nghien cUu cap nhk nu6c: T h l ch^ ve da't dai trong qua trinh phat trien dat nUdc", Hgc vi$n cbinb trj khu vUc 1 - .\/.i >o de uu DTDU2012. tr 33.
'^' \o Thi Hoa (2012). Vai tro cua Nhii nUdc doi vdi vi^
thuc bien cong bing xa bgi trong dieu ki$n kinh te thf trUdng a nudc ta hien nay. Nxb Chinh tri quoc gia. Ha N6i. tr.175
NHAN Lire KHOA HOC XA HOI Q
XHAX T H l ' C VE GLA DAT VA N H L - \ C TAC D(:)XG..
Thd hai, bien ddng gia dd't anh hudng den chinh sach kinh te \i md cua Nha ni/dc"*" d$c biet la nguon vd'n cho nen kinb te va boat ddng cda he thd'ng ngan hang.
Khi gia dfi't cd sfl t h a y ddi se t a c dpng de'n n h u cfiu d^u tfl, doi hdi liidng c u n g tien m a t t r o n g t b i trfldng v a sfl tfldng tac ciia lai s u a t ngfin hfing de kich thi'eb dau tfl c u n g nhfl dinh hfldng linh \'flc dfiu tfl.
Bien ddng gifi dfi't c u n g a n h hiidng trflc tiep den sflc m u a cua ddng tien (gifi tri cua tien te) vfi ti le l a m pbfit. Vi t h e . a n h hfldng den c b i n b sacb tien te trong kinh t e vi md. Ddng tbdi. vd'n hda gia tri cua dfi't dai dfla vfio Ivfu thdng se tao ra ngudn c u n g vd'n ddi dfio cbo n e n kinh te, chuyen hda gia t n dat dai tfl t r a n g thfii t i n h s a n g ddng. O cfic nflde pbfit t n e n . Ifldng tien n g a n hfing cho vay qua t h e chap bfi't ddng s a n chiem 8()"<. tdng Ifldng vd'n cho v a y ' "
n e n bien ddng ciia gifi dfi't a n h hfldng den gifi tri tai s a n t h e cha'p va boat ddng cho vay cua Ngfin b a n g .
Thd ba, gia dd't la yeu to' quyet dinh trong thi trUdng bat ddng san va anh hudng de'n qua trinh phan phdi, phan phdi lai thu nhap quoc dan. Nhflng bien dpng ve gifi ca bfi't ddng s a n t r e n thi trfldng chu yeu tfl nhflng t h a y ddi trong gifi d a t ' - ' D a n h gifi ve vai trd cua gifi dfi't t r o n g p h a m trfl nfiy. Chu Van T h i n h da ket l u a n t r o n g de tai nghien eflu khoa hpc ca'p XTia nflde nhfl sau:"Vii"ec khdng che gia dat la mgt viec cin phai lam. Ddi vdi thi tnidng bii't ddng san gia dit ddng mgt vai trd rat quan trgng la ddn hii'y kinh te ddi vdi viec thi hien toan bg tiem ndng kinh te cua d;ir"^' T h d n g q u a gia dat de can b a n g c u n g - cau t r o n g thi trfldng bfi't dpng san, hifdng den c a n bfing tdng thd nen kinh le.
gdp p h a n giai quyet qufi t r i n h p h a n phdi lai t h u n h a p va cd cfi'u kinh te.
Q NHAN L I ^ KHOA HOC XA HOI
Thd tu. gia dat anh hudng trtJc tiep den nguon thu ngan sach Slui nifdc. Dien hinh, d Viet X a m . nfim 2017 thu n g a n sach tfl dat udc d a t t r e n l^A nghin ti dong.
Nam 2018. t h u vfldt dfl toan cung chu yeu nhd ngudn t h u tfl dat dai. Theo ket q u a ngbien eflu dUdc cdng bd tai Hdi t h a o TVien vong kinb te Viet Xam nUm 2018 va triin vgng nAm 2019 - Trfldng Dai hpc Kinh te qudc dfin thi ngudn t h u tfl d a t chiem ti le t r u n g binh 9,6"o t d n g t h u ndi dia giai doan 2006 - 2011. tfing len 11,6%
giai doan 2012 - 2014 va giai doan 2016 - 2018 la 1.18",."*'.
Thd sau. bien dgng gia dd't la mdt trong nhdng tac nhan chinh, phd bien gay khdng hoang kinh te. K h i g i a da't dot ngpt t a n g cao se l a m tfing n h u c a u ve dfi't dai vfi d a u tfl bfi't d d n g s a n , k h i
'"" Zheng Liu. Pengfei Wang, Tao Zha (2013), "Land- Pnco dynamics and Macroeconomic Fluctuation", Econometrics - Journal of the econometric society, Volume 81. Issue 3, p . l l I 5 - 1145. Nghien CLIU da phan tich c u ^ khung hoang t&i chinh 6 Hoa K^ vdi bien d^ng thii> doi cua gia da't de tha'y dUOc sU thay dfi'i ciia gia da't anh hUdng de'n hoat d5ng Aiu tU, boat dpng ciia ngan hang„ anh huong de'n chinh each kinh te vi mo.
" " Bai Vfln Huyen, Dinh Thi Nga (2011), Quan 1^ nhd nudc doi vdi thf trttdng hat dgng san d Vi^t Nam, Nxb.
Chinh trj qu6c gia, Ha Noi, tr.20.
"^* Zheng Liu, Pengfei Wang, Tao Zha (2013), "Land- Price dynamics and Macroeconomic Fluctuation", Ecanometrica - Journal of the econometric society, Volume 81, Issue 3 (trich theo Davis, M. A., a n d J Heathcode (2007), "The Price and Quantity of Residential land in the United States", Journal of Monetary Economics. 54, 2595 - 2620).
" " Chu Van Thinh (Chu nhiem, 2000), Bao cao tdng hgp kei qua nghien ciiu de tai dgc l&p cap Nhit nudc:
Co sd khoa hoc cho vigc hoach dinh cac chfnh sacb vd StJ dung hgp Iy quy dUt dai. T^ng cue dia chinh - Vi^n nghien cflu dia chinh. Ha \ 6 i , t r . l 6 8 ,
"*' Ha Lan (2019), "Da't va Ngan aach". Bao di$n tU Dai bieu nhan dAn, http://www.daibieunhandan.vn /0NA_BDT/NewsPrint.aspK''newsld=4! H2H1 [Truy cap 15/4/2019].
S6 5-2020
CHAUHOAXCTHAX dd xa hdi vfi truyen thdng chu y nhieu, tao
hieu iJtng lan tda rdng khfip dd'i vdi kenh dau tfl ba't dpng san; dieu nay phan nfio tac ddng de'n chinh saeh lai sufi't flu dfii cua cac Ngan hfing. Khi Ifldng cung tien mfit thdng qua kenh the chfi'p tai Ngan hfing tfing, nhu cau ve dfi't dai tang vfi sfl tac dpng ctia cfic yeu to khfic se tiep ttjc k6o gifi da't tang cao cd the dan den nhflng h$ luy cho nen kinh te. Mdt trong nhflng nguyen nhan quan trpng dfin de'n sfl tac dpng ctia gia dfi't den nen kinh te dd Ifi ty trpng bfi't dpng san trong tdng sd' cua eai xa hpi, chiem tren dfldi 40% Ifldng cua eai vfit cbfi't cua mdi nfldc vfi cfic boat ddng lien quan de'n ba't dpng san chiem tdi 30%
tdng hoat ddng ciia nen kinh te^'^'.
Thd bay, gia da't anh hudng triXc tiep den dgng lUc san xud't va thu hut dau tU.
Khi gifi da't tfing eao dot ngpt, tfic ddng den tam ly ngfldi lao dpng (nha't la ngfldi dang nfim gifl nhieu da't dai) se ban/cbuydn nhfldng da't dai vi ldi nhuan cao hdn rfi't nhieu so vdi thu nbfip tfl canh tac, san xuat tren dfi't dd. Gia da't tang qufi cao, vfldt xa thu nbfip cua ngudi lao ddng se khdng tao dfldc ddng Itic pbfi'n dau ciia ngfldi lao ddng vi dii cd Ifim nhieu den may ciing khdng tfch luy mua dfldc nhfi, dfi't'"". Ngoai ra, gia dfi't cdn Ifi tin hieu thu hut dau tfl trflc tiep tfl nfldc ngofii vfi Ifldng kieu hoi vfio tbi trfldng bat ddng san. Dien hinh nhfl d Viet Nam. trfldc sfl sdi dpng cua thi trfldng bfi't dong san trong nhflng nam 2016, 2017. thi nfim 2018 ngudn vd'n ddu tfl trflc tiep tfl nfldc ngoai vao thi trfldng ba't ddng san khoang 30 ty USD"^ lfldng kieu hdi gdi ve nudc trong nam 2018 cflng dat gan 16 ty USD, tang gfi'p 100 Ifin so vdi nfim 1993.
vdi kenh d^u tfl chu ye'u cung Ifi thi trfldng bfi't ddng san"^'.
Tdm lai, vi tinh chat dac thu vfi vai trd tiuizi
quan trpng dia dfi't dai trong qufi trinh san xufi't nen gia ca dat dai tfic dpng ;^au rdng den qua trinh phfit trien kinh te Mflc do tang, giam ctia gia dat se tan nen nhflng hieu flng tich cflc va ca tieu cflc trong nen kinh te.
3.2. Tac ddng den xa hdi
Chinh tfl mdi quan be tac dpng ian nhau gifla kinb te va xa hdi nen nhiing thay ddi ve gia dat se gay ra nhflng tac ddng nh;Vt dinh den ddi sd'ng xa bdi. cu the nhfl sau:
Mgi la. gia dat bien ddng anh hudng den ti le that nghiep: gay ra sU hon loan tren thi trudng. Kbi gia dat tang cao, lpi nhudn dfiu tfl da't dai ldn se tao cd hdi viee lam vfi nfing cao thu nbfip cho ngudi lao ddng. Tuy
" " Vien kinh t^ xay dung - Bff Xay dUng (2012), "Bflt on thi trUOng ba't dgng san vh lac d$ng dfl'n 6"n djnh kinh te' vT mo, san vuiit kinh doanh vh dam bao an sinh xa h^i", http://dl ueb.edu.vn/ bitstream/
1247/9866/I/B8t%20on%20thi%20truong?i.20BDS_Vie n%20Kinh"o20ti'. 20Xay%20Dung.pdf [Truy c^p ngky 21/4/2019).
'"" Gia dat 6 Viet Nam lien tyc tflng cao, ao v6i Nhat Ban, Vi^t Nam co di^n tich ilal sinh hoat hoat binh quSn dSu ngudi ion hdn, thu nhap tha'p bdn Nhat Ban 50 Ian nhung gia da't hai nUdc lai tUOng dUdng. Vi^t Nam mot nUdc c6 thu nhap binh qudn dau ngUdi khoang 1.000 USD/ nam nhUng c6 gia da't vu^t xa nhieu thanh pho c6 thu nhap hinb quan dau ngUdi cl mUdc 10.000 USD/ ndm. Theo U Quoc Hoi (chu nbiem, 2015). "Dau tU nUdc ngoai vao bat dong san va ba't on kinh te vi mo: khung kho ly thuyet va ap dung thuc tien o Viet .Nam". Bao cao tong hgp De tai nghien Citu khoa hgc dugc tai trd bdi quy phat trien khoa hgc va cdng nghe quoc gia. Ma so'de tai n , 2 - 2 0 U , 1 3 , Ha Noi. tr. 94. 95
""' Npuycn Dinh Luan (2019). "Xu hu6ng m6i tren thi tnidng bat dong san Viet Nam nam 2019", Tap cbi TAi cbinh online (Bo Tai cbinb). http;//tapchitaichinh.vn /thi-truong-tai-chinh/xu-huong-moi-tren-thi-truong- bat-dong-san-viet-nam-nam-2019-305135.html [truy cap ngay 22/4/20191.
"*' Bao dien tii Dang Cong aan Viet Nam, "Thu hiit nguon luc kieu bao de" phat trien da't nudc", http://dangcongsan vn/tieu-diem/thu-hut-nguon-luc- kieu-bao-de-phat-trien-dat-nuoc-512146.html [Truy cap ngay 25/3/20191
NHAN LUC KHOA HOC XA H$l Q
XHAX THCC \-E GIA DAT VA XHt'XC TAC DONG..
nhien, khi hien tfldng bong bdng gia bi vd .-e dfin den cac doanh nghiep bat ddng san va cac doanh nghiep Uen quan phai pha san. ngflng boat ddng. nbieu ngfldi mat viec lam, cu thd: hien tfldng vd bong bong ba't dpng san xay ra tai thanh pho' Hd Chi Minh, nam 2011 c6 250 doanh nghiep kinh doanh bfi't dpng san va 442 doanh nghiep xfiy dting tren dia ban thfinh phd' phai ngiflig boat ddng hofic pha san. Nam 2012.
eon so' nay tang vpt vdi doanh nghiep bat dpng san la 312 doanh nghiep va 9-"i,'-' doanh nghiep xfiy dilng. Tfldng ting Ifi n le viec Ifim trong Unh vflc nfiy cung giam, nam 2011 giam 18% vfi nfim 2012 la 24"()"'". Khi gifi dfi't cd dfi'u hieu tdng nhanh, xufi't hien hien tfldng "d^u cd", "Ifldt sdng" tren thi trfldng, boat ddng eua cac mdi gidi khdng ehinh quy tran lan, cac chieu trd day gia len... nhflng dieu nfiy lam cbo mdi trUdng dau tfl, giao dich trd nen hdn loan, khdng minh bach.
Hai la, gia dat anh hudng de'n kha n&ng tiep c&n dat dai va cdng bkng xa bgi. Khi gifi dfi't tfing qua cao so vdi mflc thu nbfip hinh qufin dau ngfldi thi nhflng ngfldi lao dpng khdng thd cd dfldc da't dai. chd d*™' Ddng thdi. khi gifi dfi't qua cao cflng anh hfldng den tiep cfin dfi't dai cua cac nha d^u tu thflc hien dfl fin vi chi phi tiep can da't dai hi day len vfldt xa gia tri that, dieu nfiy anh hfldng nhieu den eac doanh nghiep vfla vfi nho. Khi gia da't tang cao se Ifim eho nhflng ngfldi nfim gifl dfi't dai cang them gifiu cd. khoang each giau ngheo trong xa hdi se cfing sau sfic. Ben canh dd. gia da't tinh tien bdi thudng khi Xha nfldc thu hdi da't dfi vfi dang la tam diem bat ddng nen nhflng bien ddng cua gia dfi't se tfing them tinh phflc tap trong cdng tac giai phdng mat bang, tao nen nhiing bat dn trong xa hdi.
Ba la, anh hudng trat tfl quan ly dat dai. quan ly dd thi. Khi toe dp dd thi hda
Q NHAN LUt KHOA HOC XA Hdi
nhanh. nhu c^u nhfi d tfing cao. nhat Ifi nhfi dfi't gifi re. ngfldi sU dung dat tfl y thay ddi muc dich sfl dung cac I091 ^"^
ndng nghiep de dua dfi't vfio tham gia giao dich, pbd bien d cac dd thi Niet Nam la hien tfldng phan Id. ban nen ddi vdi dat ndng nghiep d cac khu dan cfl tfl phat - . Dieu nay anh hfldng nghiem trpng den cdng tfic quan ly dat dai. xay dilng, quy hoach dd thi vfi dac biet Ifi van de an ninh Ifldng thflc. Gifi dfi't Ifi yeu td quyet dinh gia tri kinh te dat dai nen eac tieu cflc trong phan phdi dfi't dai, tai cbinb dfi't dai da phdn tfl gia da't.
Gdn ket nhdng tac dgng cda gia dat den kinh te. \ii bgi trong cac trang thai van dgng cua gia dat tren thi tnidng. tie gia khai quit cac tic dgng tbdng qua bang sau:
" " L^ Thanh Ngpc (2014). Bong bdng bA't dgng san nhA da't de'6 t^i thAnh phd'Ho Cbi .fli/i/i. Luan an tien si kinh tv - Trudng D.n hpc Ngan hang t h a n h pho' Ho Chl Minh, tr 157- 159.
'^" Nam 2012 tai thanh pho Ho Chi Minh, thu nhap binh quan diu ngUdi la 72 tri?u/nflm thi mot ngUcfi hinh thudng phai tfch luy toan bp thu nhfip trong vong 12 nftm mdi mua dupc mot cfin hp chung cU, va ma't 17 nam mdi mua dupc da't nen Ng^u hp dAnh 30% thu nhap d§
tiet ki^m mua nha, dfi't thi 40 nflm se mua dUdc mpt cfin h6 chung cU, mtft -T7 nSm mua dUdc m6t da't n l n . Sflh^u tfnh toan nfiy chua du heu sU gia tfing dot bien cua thi trudnR bat dpng san. Theo Le Thanh Ngoc (2014), Bong- bdng hat dgng san nbA d&'t de d tai thanh pho Ho Chl Mmh, Luan an tie'n si kinh te, TrUdng Dai hpc Ngfin hfing thanh pho Ho Cbi Minh, tr. 91.
'^'* Theo thong tin tU Bao Tai nguyen vfi Moi trudng (2019), "Can Thd: tap trung xii ly dUt di^m cac khu dan tu phat",bttps://baotainguyenmoitruong.vn/can- tho-tap-trung-xu-ly-dut-diem-cac-khu-dan-cu-tu- phat-294897.html [truy cfip ngfiy 01/11/2019] thi qua ra soat tren dia ban 03 qufin trong tong HO 9 qufin, huypn thi tai t h a n h pho Cfin Thd c6 148 k h u d a n c\l tu phat. Hay t^i tinh T i l n Giang, t r e n t r a n g thong tm dien t u ciia Uy ban n h a n dan tinh.
http://tiengiang.gov.vn/chi-tiet-tin7/tien-giang-quyet- tara-chan-chinb-trinh-trang-phan-lo-ban-nen/
18287261 c6 dua ra so li^u ifi c6 10/11 huypn. thj, thfinh bao cao c6 tinh t r a n g phan 16, ban n l n hinh t h a n h cac khu dan cU t u pbat.
sti 5-2020
CHAU HOA.NC. THAN Bang: Trang thai van dong cua gia dat va nhiing tac dong den kinh te, xa hoi
Trang thai van dong cua gia dat Gia di't phan anh dung gia tri thi trUdng, tang phd hdp vdi toe do phat triin kinh te.
Gii di't khdng ting trong thdi gian dai hoic tham cbi giam
Gia d&'t ting cao dot nggt, vflflt xa thu nhip binh quan dau ngUdi (GDP)
Tac dong den kinh te - Tin hieu td't cho thi trudng ba't dpng san ndi chung va thi trfldng da't dai ndi rieng;
- Tao ddng Iflc thu hut dau tfl va san xua't;
- Dam bao dn dinb kinb te vi md, gdp phan phat tridn ben vflng.
- He qua tieu cflc cua nen kinh te k^m pbat trien;
- Thi trUdng ba't ddng san khdng hap dan nba d^u tu, anh hfldng den ngudn thu ngfin sfieb nhfi nfldc;
- Anh hfldng den kha nfing chuyen bda gia tri dfi't dai thanh vdn trong qufi trinh san xua't;
- Khdng tao ddng Iflc cho qufi trinh san xufi't.
- Hinb thfinh hien tfldng
"bong bdng gifi"; nguy cd bfi't dnkinh tevT mo.
- Anb hfldng kba nfing thu hflt dau tif vfi giam ddng Iflc san xufi't;
- Khdng khuyen khich khai thac, s^ dung dfi't hieu qua mfi chii yeu la giao dich dfi't dai;
- Chenh lech ldn gifi dfi't nhfi nfldc vfi gia tbi trfldng, gay nhieu bat cap.
Tac dong den xa hoi - Cdng bang tiep can dat dai;
- On dinh thu nhap vfi viec lam trong linh vflc bfi't ddng san vfi linh vflc lien quan;
- Han che dau cd dfi't dai.
giam thieu tranh chfi'p trong giao dich quyen sd dung dfi't.
- Khdng t^o ra cd hpi viec Ifim vfi tfing thu nbfip tfl tbi trudng bfi't ddng san;
- Ha tfing. moi trfldng xung quanh khdng cd nhflng cat thien, nfing ca'p dang ke.
- Hien tfldng d^u cd lan rdng;
tieu cflc, sai pham trong quyet dinh gia dfi't nhfi nfldc cd xu hfldng tfing.
- Anh hfldng nhu c^u ve cho d, nhfi't ifi ngiidi lao ddng thu nbfip thfi'p; phan hda giau ngheo sau sfic;
- Giao dich da't dai ba't ddng san tang cao tiem an rui ro va tranh cha'p, ba't dn xa hpi.
- Nhieu vi pham ve chuyen muc dich sii dung dfi't, vi pham quy hoach vfi khd khan trong thflc hien dfl an edng cpng, cai tao dd thi do cbi phi giai phdng mat bang qua cao.
if M m NHMlVEKHOAHQCIdHtl Q
XHAX T H L T VE GIA DAT VA X H C X G TAC DC)X(;...
T r a n g t h a i v a n d p n g c u a g i a d a t
T a c d o n g d e n k i n h t e T a c d o n g de'n xa h o i - A n h hfldng nghiem t r p n g
t h i t n i d n g tAi chinh, cu the la gia tri ba't ddng san t h e chfi'p tai cac ngfin bfing;
- Bien ddng ldn den gia tri tfii san cua ca n h a n va cac doanh nghiep, a n h hiidng ngudn vd'n t r o n g qua t r i n h s a n xufi't.
- Hien titdng ph.i san doanh n g h i e p trong linh W^' ' ' • "
dong s i n va h e n quan. t a n g ti le that ni.'hiep.
- (iay hien Wdng hdn loan t r e n thi trUdng, giai d^u cd ban thao de iftt 16.
L__
Tom lai. t r a d e nhiing tac dong ciia gia dfi't den k i n h te - xa hoi dfit r a yeu cku ve siJ q u a n ly ciia N'ha iwldc de gia da't co d a t
^u vfin dpng p h u hdp vdi s a p h a t t r i e n dong bo, h a i hoa ldi ich cac ben. on d i n h ciJa nen k i n h t e . C h i n h vi tiem liic to ldn ciia d a t dai n e n gia da't la yeu to t h e n chot cho sU p h a t t n e n ben vutng. thUc hien cong b a n g xii hoi. Thong q u a gia da't n h a nudc thUc hien p h a n phoi tU h e u san xua't, bao d a m cac muc tieu k i n h te vi mo, k h a i t h a c toi da hieu q u a kinh te d a t dai va cong b d n g t r o n g tie'p can dat dai. Q u a n ly gia da't tl Viet Nam la sU ke't hdp h a i hoa quyen q u \ e t d i n h ciia Nha nUdc t r e n cd sd che do sd hiiu toan d a n va nen t a n g t h i trUdng.
T A I L I E U T H A M K H A O 1. Bui Van H u y e n . D i n h Thi Nga (2011). Q u a n (v nha niidc doi vdi thi tniang bat dong san d Viet Sam". Nxb.
C h i n h tri quoc gia. H a NIH
2. C h u Vfin T h i n h (Chu n h i e m . 2000), B a o cao tong hdp ket qua nghien cUu de tai doc lap cap Xlu'i niXdc: Cd sd khoa
hpc cho viec hoach dinh ciic chinh sach vii nii dung hdp I.V quy dat dai, T o n g cue dia c h i n h - Vien n g h i e n cUu dia c h i n h , Hfi Noi.
3. Ngu>en Dien (2012), Quan ly nha nudc thi tnidng bat dpng san d thanh pho Ho Chi .Mmh - thllc trang va giai phap, Nxb. Chinh tri quoc gia. H a Noi;
4. Nguyen Ciic (2015), "Bao cao t o n g q u a n de tai nghien cUu cap n h a nUdc: T h e che ve da't dai trong q u a t r i n h p h a t t r i e n da't nudc", Hpc vien chinh tri khu vUc I - Ma sode tii DTDU2012.
5. Nguyen T h e Chinh (2014), "Bao cao tong hdp ke't q u a khoa hpc cong n g h e d^
tai: nghien ciiu a n h h u d n g c u a cd che h a i gia dfi't doi vdi viec giao da't, cho t h u e dfi't, t h u hoi dfi't va de xua't giai p h a p de gia dfi't do N h a nudc quy dinh p h u hdp vdi gifi t h i trudng", Vien chien ludc, chinh sach Tai nguyen va Moi trudng - Bp Tai nguyen va Moi trildng. H a Npi.
6. Le T h a n h Ngpc (2014). Bong hong bat dpng san nha dat de d tai thanh pho Ho Chi Minh, L u a n a n tie'n sT k i n h te T r u d n g Dai hpc Ngan h a n g t h a n h pho Ho Chi M i n h .
Q NHAN lUt KHU HOC M H A I S6 5-2120
CHAU H 0 A N ( ; T H A X 7. Le Qude Hdi (chia nhiem. 2015), "Dfiu
tfl nfldc ngoM vfio ba't ddng san va bfi't dn kinh te vi md: khung kho ly thuyet vfi fip d ^ g thflc tien d Viet Nam", Bao cao tong hop De tai nghien cdu khoa hgc dugc tai trd ^dJ quy phit trien khoa hgc va cong nghi qudc gia. Ma so'de tai II.2-2011.13, Hfi Ndi.
8. Lflu Qud'c Thai (2016), Nhdng van de pbap ly ve thi trUdng quyen sd dung di't Viet Nam, Nxb. Hdng Dflc, Tp. Hd Chi Minh.
9. Paul A Samuelson, Wiliam D.
Norddhalls (2011), Kinb te hgc - Tap 1, Nxb. Tfii chinh, Hfi Ndi.
10. Vd Thi Hoa (2012), Vai trd cua Nha nUdc ddi vdi viec thUc hien cdng bing xa hgi trong dieu kien kinh te thi trUdng d nudc ta hien nay, NXB. Chinh tri quoc gia, Hfi Ndi.
11. Davis, M. A., and J. Heathcode (2007), "The Price and Quantity of Residential land in the United States", Journal of Monetary Economics, 54.
12. Zheng Liu, Pengfei Wang, Tao Zha (2013), "Land-Price dynamics and Macroeconomic Fluctuation".
Ecanometrica - Journal of the econometric society. Volume 81, Issue 3.
13. Bfio dien td Dang Cpng san Viet Nam, 'Thu hut ngudn Iflc kieu bfio de phat trien dat nfldc", http://dangcongsan.
vn/tieu-die m/tbu-hut-nguon-luc-kieu- bao-de-phat-trien-dat-nuoc-512146.html [Truy cap ngay 25/3/2019].
14. Hfi Lan (2019), '"Dat vfi Ngan sach".
Bio dien tU Dai bieu nhan dan.
http://www.daibieunbandan.vn/OX.A_BDT /XewsPrint.aspx?newsId=418264 |Truy cap 15/4/2019].
15. Xguyen Dinh Luan (2019), "Xu hudng mdi tren thi trfldng bat ddng san Viet Nam nfim 2019", Tap chi Tai chinh online (Bg Tai chinh), http://
tapchi taicbinh.vn/thi-truon g-tai-chinh/
xu-huong-moi-tren-thi-truong-bat-dong- san-viet-nam-nam-2019-305135,html [truy cap ngay 22/4/2019],
16. Theo thdng tin tfl Bao Tai ngu\en va Mdi trfldng (2019), "C:in Thd: tap trung xfl ly dflt diem cac khu dfin tfl phfit",https://baotainguyenmoitruong.vn/c an-tho-tap-trung-xu-ly-dut-diem-cae- khu-dan-cu-tu-phat-294897.html I truy cap ngfiy 01/11/2019].
17. Trang thdng tin dien tfl cua Uy ban nhfin dan tinh, http ://tiengia ng.gov.
vn/chi~tiet-tm?/tien-giang-quyet-tam- cban-ehinh-trinh-trang-pban-lo-ban- nen/18287261.
18. Vien kinh te xay dflng - Bd Xfiy dflng (2012), "Ba't dn thi trfldng ba't dpng san vfi tac ddng den dn dinh kinh te vT md, san xua't kinh doanh vfi dam bao an sinb xa hdi", http://dl.ueb.edu.vn/bitstream /1247/9866/l/Bat%20on%20thi%20truong
"„20BDS_Vien%20Kinh%20te%20Xay%20 Dung.pdf [Truy cap ngfiy 21/4/2019].
19. VietXam Report (2018), Bao cio thi trudng bat ddng san - xiy dUng Viet Nam td budc tien nam 2017 den trien vgng nim 2018, https://cms.vietnamreport.nety souree/BC"M20Bat"i20dong%20san%
202018. pdf [Truy cfip ngfiy 19/4/20191.
sd^ziza NHAN LUC KHOA HOC XA HOI Q
