THI TRlJcfNG BAT DONG SAN VIET NAM VA HOAT DONG KINH DOANH
BAT DONG SAN TAI THANH PHO HO CHI MINH
TRAN HONG QUYNH
TOM TAT:
Thi trffdng bat ddng san Viet Nam cdn non tre so vdi nhieu nffdc phat trien tren the gidi.
Trong nhffng nam gan day, thi trffdng bat ddng san Viet Nam thffdng xuyen bie'n dpng vdi nhffng "cdn sdt" ndng, lanh that thffdng. Kinh nghiem tff nhffng cudc khung hoang tai chinh tren the gidi (nhff Thai Lan, My,...) bat ngudn tff thi trffdng bat dpng san. Dang, Nha nffdc ta dac biet quan tam den thi trffdng bat ddng san, kip thdi de ra nhffng chu trffdng, chinh sach, thdng ttf, nghi dinh bd sung, cap nhat phu hdp vdi thffc tiln nham ud'n nan, chan cbinb nhffng bie'n dang, lech lac cua thi trffdng khd doan dinh nay, ban che tac hai cua nd dd'i vdi nen kinh te qudc gia va dia phffdng.
Bai vie't xac dinh khai niem bat ddng san, doanh nghiep hoat ddng kinh doanh bat dpng san, tinh hinh dien bie'n cua thi trffdng bat ddng san d nffdc ta, hoat dpng kinh doanh bat dpng san d thanh phd' Ho Chi Minh va luan ban thid't yen ve nhffng van de nay.
Tff khoa: Thi trffdng bat ddng san, thi trffdng bat dpng san Viet Nam, hoat ddng kinh doanh bat dpng san, doanh nghiep boat ddng kinh doanh ba't dpng san, TP. Ho Chi Minh.
1. Dan nhap
Bat dpng san la tai san Idn cua mdi qud'c gia.
Theo mdt nghien cffu nam 2016 ve thi trffdng ba't ddng san Viet Nam ciia TS. Nguyin Manh Hiing, ty trpng bat ddng san trong tdng so'ciia cai xa hdi d cac nffdc cd khac nhau nhffng thffdng chie'm tren dffdi 40% Iffdng ciia cai vat chat ciia mdi nffdc (Nguyin Manh Hiing, 2016). Cac hoat ddng lien quan de'n bat ddng san chie'm tdi 30% tdng hoat ddng ciia nen kinh te. Ben canh dd, bat ddng
san cdn la tai san Idn ciia tffng hd gia dinh, dong thdi la ngudn vd'n de phat trien thdng qua hoat dpng the chap. Do dd, thi trffdng bat dpng san la mdt trong nhffng thi trffdng quan trpng cua nen kinh te thi trffdng, vi thi trffdng nay lien quan tnic tie'p tdi mot Iffdng tai san cffc Idn ca ve quy mo, tinh chat, cung nhff gia tri ciia cac mat trong nen kinh te qud'c dan.
Khi thi trffdng bat dpng san phat trien, mot ngudn vd'n Idn tai chd dffdc huy dpng, cac tai san
KINH DOANH
dtfdc chuyen thanh ngudn tai chinh ddi dao phuc vu cho yeu cau phat trien kinh te, xa hdi, dac biet la dau tff phat trien cd sd ha tang ciia nen kinh te.
6 cac nffdc phat trien, Iffdng tien ngan hang cho vay qua the cha'p bang bat ddng san chie'm tren 80% trong tdng Iffdng vd'n eho vay. Ben canh dd, thi trffdng ba't ddng san cd quan he trffc tie'p vdi cac thi trffdng nhff thi trffdng tai chinh tin dung, thi trtfdng xay dffng, thi trffdng vat lieu xay dffng, thi trtfdng lao dpng... Theo phan tich danh gia cua cac chuyen gia kinh te, d cac nffdc phat trien ne'u dau tff vao linh vffc bat ddng san tang len 1 do la My thi se cd kha nang thue day cac nganh cd lien quan phat trien tff 1,5 2 dd la My. Phat trien va dieu hanh td't thi trffdng bat dpng san se ed tac dung thdc day tang trffdng kinh te thdng qua cac bien phap kich thich vao da't dai, tao lap cac edng trinh, nha xffdng, vat kie'n tnic... de tff dd tao nen chuyen dich dang ke va quan trpng ve ed cau trong cac nganh, cac viing lanh thd va tren pham vi ca nffdc.
Luan ban ve van de nay, TS. Nguyin Quynh Hoa phat bieu trong mdt nghien cffu cua minh rang "Thi trffdng BDS qua ndng hay ddng bang deu gay ra nhffng tac dpng tieu cffc cho nen kinh te'. Gia nha da't tang qua manh va qua nhanh se lam mffc ldi nhuan tff dau cd nha da't trd nen hap din hdn ba't ky mot loai hinh san xua't kinh doanh nao khac"
(Nguyin Quynh Hoa, 2014).
Tai thanh phd'Hd Chi Minh, thi trffdng bat dpng san vd'n la mot thi trffdng Idn thu hiit cac boat dpng giao dich kinh doanh bat dpng san nha't nhi ca nffdc. Nhffng anh hffdng ciia hoat ddng kinh doanh nay anh hffdng de'n nen kinh te cua thanh phd' ndi rieng va anh hffdng phan Idn len ca nffdc ndi chung. Trong tinh hinh chung ciia thi trffdng bat dpng san ca nffdc, cac doanh nghiep kinh doanh bat ddng san tai thanh phd' Hd Chi Minh trong nhffng nam qua da cd nhieu thay ddi dang ke.
Nhieu doanh nghiep phai rdi bd thi trffdng vi khdng du vd'n boat ddng, nhieu edng ty bi sat nhap, mua lai nam 2014 va nhieu cdng ty mdi gia nhap thi trtfdng. Hien tai, thi trffdng bat ddng san tai thanh phoHd Chi Minh sdi dpng vdi nhieu loai hinh san pham khac nhau tff xay sffa, thue, mua mdi da't nen, nha d, chung cff, biet thff cho de'n nhffng dich
^'u di kem. Thi trffdng nay phat trien nhffng vSn
dang tiem an nhffng riii ro do lech pha cung - cau va xua't hien nhieu ddn vi kinh doanh thff cap. Ben canh do, cac doanh nghiep kinh doanh bat ddng san cung can Iffu y den viee giai phdng mat bang chffa dffdc ddng nha't va cdn nhieu bat cap, thii tue hanh ehinh keo dai, ehinh sach chffa phu hdp, nhieu dff an bi ngffng trien khai dan de'n hien tffdng tdn kho va chdn vd'n.
Kinh nghiem tff cudc khiing hoang tai chinh chau A, khiing hoang tai chinh My bat ngudn tff bong bdng gia cua thi trffdng bat ddng san cho tha'y sff dn dinh cua thi trffdng bat dpng san d mdi nffdc la vd Cling quan trpng. Va trong bd'i canh Viet Nam cd thi trffdng bat ddng san cdn non tre se can sff dn dinh va boat ddng hieu qua ciia cac doanh nghiep kinh doanh bat ddng san nham bao dam mdt thi trffdng bat ddng san manh khde va ban ehe nii ro; dac biet, boat ddng kinh doanh bat dpng san tai thanh phd Hd Chinh vffa trai qua giai doan tri tre, dang bat dau mdt ehu ky mdi vdi nhffng da'u hieu phat trien manh. Do dd, can kiem soat sff phat trien va hieu qua boat dpng cua cac doanh nghiep trong nganh, tranh dau ed, phat trien lech pha va bong bdng gia bat dpng san.
2. Khai niem
2.1. Khdi niem ve bdt dong sdn
Tai san bao gdm nhieu loai, tiiy theo muc dich quan ly va sff dung, ngffdi ta ed cac tieu thffc phan chia thanh cac loai khac nhau. Mdt each phan chia khai quat nha't ma ta't ca cac nffdc deu sff dung la phan chia tai san thanh 2 loai: ddng san va bat dpng san. Hinh thffc phan chia nay da ed each day hang ngan nam tff thdi La Ma ed dai va dffdc ghi trong Bp Luat La Ma.
Bat dpng san la mot khai niem dffdc sff dung phd bie'n d hau khap eae qud'c gia tren the gidi.
Trong tie'ng Anh ngffdi ta diing tff: Real estate (tai san ba't ddng) dffdc gpi la bat ddng san. Trong tieng Phap, khai niem bat ddng san dffdc chi bang tff: Immobilie (Bat dpng san), Trung Qud'c dung thuat ngff Dia San (Tai san gan vdi da't dai) va d nffdc ta dffdc gpi la: Bat dpng san.
Theo Mue 1, Dieu 107, Bp Luat Dan sff nam 2015 qui dinh thi "Bat ddng san la cac tai san bao gdm: da't dai; nha, cac cdng trinh xay dffng gan lien
So 14 Thdng 11/2018 311
vdi da't dai; tai san khac gan lien vdi dat dai, nha, cdng tiinh xay dffng; tai san khac theo qui dinh cua phap luat".
2.2. Khdi niem ve doanh nghiep kinh doanh bdt dgngsdn
Theo Luat Kinh doanh bat ddng san nam 2014 quy dinh thi "Kinh doanh bat ddng san la viee dau tff vd'n de thffc hien boat dpng xay dffng, mua, nhan chuyen nhffdng de ban, chuyen nhffdng; cho thue, cho thue lai, cho thue mua bat dpng san; thffc hien dich vu mdi gidi bat ddng san; dich vu san giao dich bat ddng san; dich vu tff van bat dpng san hoac quan ly bat ddng san nham muc dich sinh ldi" (Qud'c hdi, 2014), (Luat Kinh doanh bat ddng san, 2014). Ciing theo Dieu 10 eua Quy dinh nay, cac td chffc, ca nhan kinh doanh bat dpng san phai thanh lap doanh nghiep va ed vdn phap dinh khdng dffdc tha'p hdn 20 ty ddng va phai thffc hien eae quy dinh chi tiet d Nghi dinh sd 76/2015/ND-CP.
Rieng cac td chffc, hd gia dinh, ca nhan ban, chuyen nhffdng, cho thue, cho thue mua bat ddng san quy md nhd va khdng thffdng xuyen thi khdng phai thanh lap doanh nghiep.
3. Thi trffdng bat dong san Viet Nam
Thi trffdng bat ddng san Viet Nam cdn non tre so vdi cac nffdc tren the gidi. Viet Nam bffdc vao
"cdn sd't bat ddng san" dau tien vao nam 1993- 1994, do tang nhu cau ve nha d, da't d va da't de lam kinh doanh. Den cudi nam 1994 va dau nam 1995, Nha nffdc can thiep vao thi trffdng bang each phat hanh hai nghi dinh, Nghi dinh so' 18-CP va Nghi dinh 87/CP (Chinh phii, 1995) nham ngan chan dau ed. Theo dd, ngffdi dung phai tra tien thue eho ca chuyen nhffdng quyen sff dung da't va da't thue. Trffdc sif viec nay, cac nha dau ed da budc phai ban thao da't giff de tra cac khoan vay tff cac ngan hang. Lan sdng dau cd da din de'n tinh trang dff cung va thi trffdng bat ddng san giam manh. Ben canh dd, cudc khiing hoang kinh te chau A ed ngudn gd'c tff Thai Lan cung bi anh hffdng bdi mdt sd' dff an bat ddng san dau tff nffdc ngoai chffa dffdc hoan thanh. Trong giai doan tff nam 1995 1999, thi trffdng nay trong tinh trang suy thoai va sau do ddng bang.
^ Sau mot thdi gian dai ddng bang, gia nha da't bat dau tang va dat mffc eao nha't trong quy thff hai
cua nam 2001. Cac nha dau tff dff doan cac chinh sach cho ngffdi nffdc ngoai mua nha va danh gia trien vpng eua gia da't mdi. Nhieu nha dau tif da mua da't tai khu vffc ngoai thanh.
Nam 2003, Nha nffdc ban hanh Luat Dat dai nam (2003) va Nghi dinh so' 181/2004/ND-CPve thi hanh Luat Da't dai. Tinh trang dau cd dat chS'ra dfft, giao dich bat dpng san thanh cdng giam tif 28% nam 2003 xud'ng 56% vao nam 2004 va 78%
vao nam 2005 (Pham Minh Chinh va VircJng Hoang Quan, 2009). Tuy nhien, phan Idn dau tiT vao thi trffdng ba't dpng san la tff ngudn vdn W nhan nhan rdi, nen thi trffdng khdng xay ra viec ban thao bat ddng san de thu hdi vd'n tra nc! nhi/
ddt ddng bang lan dau tien. Do dd, mac du cdn sot da dffng lai nhffng gia da't van khdng giam. Vao cud'i nam 2002 de'n nam 2006, thi trffdng bat dong san tie'p tuc bi "ddng bang", cac ngudn vdn chay vao thi trffdng chffng khoan.
Trong nam 2007, ke't qua ciia dau tff FDI vao Viet Nam da tao ra tang trffdng kinh te an ttfcfng.
Ben canh dd, nam 2006, tang trffdng cua thi tnrdng chffng khoan Viet Nam khie'n cho thi trffdng nay trd thanh ITnh vffc dau tff hap dan nhat. Mot ngu6n vd'n thang dff Idn dffdc tao ra tff nhffng ngffdi chien thang trong thi trffdng chffng khoan dau tff vao thi trffdng bat dpng san. Phan khuc bat ddng san cao cap da trd thanh "cdn sd't" manh me trong giai doan 2007-2008 tai thanh phd' Hd Chi Minh va giai doan 2009-2010 tai Ha Ndi.
Dd'i mat vdi thffc te ciia thi trffdng bong bong bat ddng san ngay cang tang ciing vdi sff gia tang cua ty le lam phat; Chinh phu da tien hanh dieu tie't thi trffdng bang cac chinh saeh tien te, that chat kiem soat tin dung, dac biet la tin dung phi san xua't. Sau do, Nghi dinh sd 69/2009/ND-CP bo sung quy hoach sff dung da't, gia da't, thu hdi dat, bdi thffdng, hd trd va tai dinh cff va Nghi dinh so 71/2010/ND-CP quy dinh chi tie't va hffdng dan thi hanh Luat Nha d da lam thi trffdng bat dpng san mien Nam giam ca gia va khd'i Iffdng giao dich.
Tai thi trffdng mien Bac, sff khac biet cua cac dong tai ehinh da lam cho Iffdng giao dich va gia gi^m it. Tuy nhien, trong cac phan khiic da't dff an va nha d chi phi tha'p tai Ha Ndi, gia van tang do vi6c giam bdt ngudn cung cap.
KINH DOANH
Bffdc sang nam 2011, nguy cd lam phat cao, gia vang va gia do la My lao dd'c da budc ehinh phii phai ban hanh Nghi quye't sd U/NQ-CP nham kiem che lam phat va dn dinh tinh hinh kinh te vT md. Theo dd, tang trffdng tin dung bi gidi han 20% va cho vay tin dung dd'i vdi linh vtfc phi san xua't dffdc gidi ban d mffc 16%, khie'n thi trffdng bat ddng san tram lang hdn (Nguyin Thi Hai Ha, 2012).
Trong nam 2011, thi trffdng bat ddng san da ha ' nhiet khi hau bet cac cdng ty bat dpng san rdi thi trtfdng vi thie'u vd'n. Tai Ha Ndi, vao cud'i nam 2011, phan khuc da't dff an da giam tff 30% - 40%
so vdi nhffng thang dau nam 2011, cac nha dau tff tich trff hang hda, din de'n vd nd ngan hang va tin dung den. Tai thanh phd' Ho Chi Minh, trong 6 ' thang cudi nam 2011, Petro Viet Nam Landmark da phai "ban thao" can hp, gia ban giam manh.
Tuy nhien, da ed sff quan tam ciia ngffdi mua va
• nha dau tff. Nhieu doanh nghiep bat ddng san da tim dffdc dd'i tac nffdc ngoai cd ten thffdng hieu, kinh nghiem va sffc manh tai chinh. Vi vay, cac i boat ddng kinh doanh va sat nhap da diln ra.
Ngoai ra, ddng vd'n FDI vao linh vffc bat ddng san trong nam 2011 giam chi cdn khoang 464 trieu (Nguyin Thi Hien va Nguyin Hoang Anh, 2012).
Day la mdt mffc tha'p ky lue trong giai doan 2006-
; 2011.Sff suy giam gia ca xay ra d hau bet cac phan . khuc ciia thi trffdng bat ddng san; so' Iffdng giao
dich giam manh, tham chi nhieu dff an khdng dffdc . giao dich. Nhieu cdng ty bat ddng san va dich vu bat ddng san gap khd khan ve tai ehinh, dac biet la cac doanh nghiep vffa va nhd, nhffng ngffdi da han , che' ngudn Iffc tai chinh. Dff nd tin dung eua bat , dpng san ciing tang len trong thdi gian nay. Tdng idffnd tin dung bat dpng san vao cud'i nam 2009 tang 36% so vdi cung ky nam 2008, vao cudi nam 2010 tang 24% so vdi cung ky nam 2009 (Doan Thanh Ha va Le Thanh Ngpc, 2013), (Vien Kinh te xay dffng, 2013).
Thi trffdng bat dpng san trong nam 2012 suy thoai vdi bang ngan doanh nghiep bao cao Id.
Theo cd sd dff lieu qud'c gia ve dang ky kinh doanh, trong nam 2011, cd 576 doanh nghiep dang ky giai the. So' Iffdng tang len 680 doanh nghiep trong nam 2012. Cd 15.296 trong tdng so' hdn
54.261 edng ty xay dffng cdng bd' thua id. So' Iffdng doanh nghiep giai the tang len de'n 2.637 doanh nghiep, ke ca doanh nghiep xay dffng va kinh doanh bat dpng san (Sdn Bach, 2013), (Cdng thdng tin dang ky doanh nghiep qud'c gia). Theo thd'ng ke ciia Bp Cdng Thffdng, ty le cac doanh nghiep bat dpng san va cac doanh nghiep san xua't vat lieu xay dffng ngffng boat dpng trong nam 2012 tang 20% so vdi nam 2011.
Trong nam 2012, nhieu cdng ty mdi gidi va eho thue bat dpng san ddng cffa. Nhieu nha dau tff thie'u nang lffe tai ehinh tuyen bd'pha san hoac ban thao bat ddng san. Nam 2012 la nam cd nhieu doanh nghiep that bai nha't d ITnh vffc bat ddng san trong giai doan 2000-2012.
Ngay 07/01/2013, Nghi quye't sd02/NQ-CP ciia Chinh phii ban hanh vdi gdi hd trd cho vay nha d 30.000 ty ddng cua Ngan hang Nha nffdc, ed hieu lffe trong 3 nam vdi mffc lai suat cd' dinh la 6%.
Sau dd, Nghi dinh so' 188/2013/ND-CP ve phat trien nha va quan ly nha d xa hdi da dffdc ban hanh trong sff mong ddi cua ngffdi dan ed thu nhap tha'p dffdc sd hffu nha d xa hdi. Day dffdc xem la sff dieu tie't cua nha nffdc dd'i vdi thi trffdng bat ddng san dang ddng bang. Trong mdt bao eao gffi de'n Qud'c hdi vao thang 10/ 2013, Bd trffdng Bd Xay dffng Trinh Dinh Diing cho bie't, gia nha d da giam nhieu so vdi thdi diem gia sd't trong giai doan 2008-2010, nhieu dff an giam gia de'n 50%, trd ve mffc gia nam 2006 (Nguyin Hien, 2013).
Trong nam 2014, boat ddng kinh doanh va viec sap nhap cac dff an bat ddng san da gdp phan lam tan chay "tang bang" ciia thi trffdng vdi nhieu hdp tac kinh doanh thanh edng (Batdongsan.com.vn,
1014). Nhieu tap doan Idn de'n tff Nhat Ban, Han Qud'c, Dai Loan va Singapore tich cffc thuc day boat ddng nay. Trong khi dd, cac edng ty bat ddng san Idn nha't d Viet Nam da eho tha'y sffc manh cua minh thdng qua viee mua lai cac doanh nghiep Idn, nhff Tap doan Vingroup da cd dffdc thanh cdng dff an Green City va ed phieu ciia Ocean ban le, nhdm dff an 36 Pham Hdng (Anh Tuan, 2014).
Nam 2015, thi trffdng bat dpng san Viet Nam da chffng kie'n sff cai thien dang ke so vdi giai doan nam 2011. Nhieu dff an bat dpng san tung ra thi
So 14 Thdng 11/2018 313
trffdng deu phu hdp vdi nhu cau thffc te. Phan khuc bat dpng san thffdng mai nhff ban le, eho thue van phdng, khu cdng nghiep cung dffdc cai thien. Ben canh dd, sff canh tranh giffa cac ngan hang thffdng mai d mang cho vay ca nhan haydich vu cung mang lai nhieu ldi ich cho ngffdi mua nha nhff: mffc lai sua't ffu dai va hap dSn, thdi gian an ban dai va ban mffc cho vay cao hdn... Dieu nay gdp phan t^o ra cho thi trffdng bat ddng san trd thanh kenh dau Mbap din hdn so vdi vang hay chffng khoan; ddng thdi, viec phap luat ghi nhan viec mua va sd hffu nha tai Viet Nam cho ngffdi nffdc ngoai cung gdp phan thiic day thi trffdng. Cac ehinh sach ve bao lanh tin dung, bat budc cac ehu dau tff phai dffdc cac td chffc tin dung cd uy tin bao lanh trffdc khi dffdc phep ban hoac cho thue mua cac tai san hinh thanh trong tffdng lai cung giup tang cffdng khd'i Iffdng vd'n tin dung cho thi trffdng.
4. Hoat dong kinh doanh bat dong san tai thanh phd'Hd Chi Minh
Thanh phd' Hd Chi Minh la do thi dac biet, mdt trung tam Idn ve kinh te, van hda, giao due dao tao, khoa hpc-cdng nghe, dau md'i giao Iffu va hdi nhap qud'c te, la dau tau, ddng Iffc, cd sffc thu hut va sffc lan tda Idn cua vimg kinh te trpng diem phia Nam, ed vi tri chinh tri quan trpng eua ca nffdc. Thi trffdng bat dpng san cua thanh phd cd vai trd quan trpng, ddng gdp dang ke vao sff phat trien kinh te van hda xa hdi ndi chung eua thanh phd', dac biet la ngudn thu ngan saeh cua thanh phd trong thdi gian qua. Theo nien giam thd'ng ke cua thanh phd Ho Chi Minh nam 2015, tinh de'n ngay 31/12/2014, thanh phd cd 4.071 doanh nghiep dang hoat ddng kinh doanh trong ITnh vffc bat dpng san.
Tdng gia tri san pham trong ITnh vffc xay dffng, bat ddng san cua thanh phd Ho Chi Minh nam 2014 chiem 17,4% trong cd cau nen kinh te. Ngudn thu ngan saeh tff da't dai va bat ddng san ddng gdp rat Idn vao ngudn thu ngan sach cua thanh phd Ho Chi Minh (Nien giam thd'ng ke, 2015).
Trong nhffng nam gan day, tdc dp dd thi hda ciia thanh phd diln ra rat nhanh, bd mat do thi thanh phd ngay cang thay ddi theo hffdng van minh hien dai. Thi trffdng bat dpng san phat trien cung da gdp phan ra't quan trpng, dap ffng ngay cang td't hdn nhu cau nha d ciia ngffdi dan thanh phd, ciing
nhff thuc day phat trien he thd'ng ha tang ky thuat, ha tang xa hdi phuc vu phat trien kinh te cua thanh phd'. He thd'ng ha tang ky thuat va xa hoi tufng bffdc dffdc xay dffng ddng bd, bao dam ve chat Iffdng; san pham nha d da dang ve chiing loai, khdng ehi giai quye't kha td't nhu cau chd d, nang cao dieu kien sd'ng cho ngffdi dan, ma con gop phan lam thay ddi dien mao dd thi thanh phd Ho Chi Minh theo hffdng van minh, hien dai. Ben canh do, he thd'ng cac khu cdng nghiep, khu che xuat, eae cdng trinh ha tang ky thuat va xa hoi, van phdng, trung tam thffdng mai, khach san, nha hang... cling phat trien ca ve quy md ciing nhtf tinh ddng bd, bien dai, da gdp phan quan trpng trong viec tao lap cd sd ha tang do thi, cd sd vat chat, ky thuat, phuc vu phat trien kinh te - van hoa - xa hdi, thu but dau tff, tao viee lam, thu hiit nguon nhan Iffc lao ddng, gdp phan tich cffc chuyen djch cd can kinh te cua thanh phd theo hffdng cong nghiep hda, hien dai hda.
Cac chu the tham gia thi trffdng bat dpng san cung tffng bffdc dffdc hoan thien, gdp phan cbo thj trffdng phat trien lanh manh, ben vffng. Doi ngu cac doanh nghiep kinh doanh bat ddng san trong nffdc, cung nhff nffdc ngoai, cac ddn vi tif van, doanh nghiep xay dffng, vat lieu xay dtfng tai thanh phd Ho Chi Minh ngay cang Idn manh. Chi tinh 10 nam tff 2007-2016, sd Iffdng doanh nghi?p boat dpng kinh doanh bat dpng san tang gan 4 lan (Tdng cue Thd'ng ke, www.gso.gov.vn).
Ben canh nhffng mat tich cffc da dat dtfdc trong giai doan 2007-2016, boat ddng kinh doanh cua thi trffdng bat dpng san thanh phd cung cd rui ro nhif:
bong bdng gia bat ddng san nam 2007 2008 do dau ed, thi trffdng ddng bang tff nam 2009 - 2010 va tri tre de'n nam 2014, nhieu doanh nghiSpbat dpng san bi sat nhap do khdng du ngudn vdn kinh doanh va khdng ban dffdc hang. Nhffng han che nii ro chinh cua giai doan tren la do thi trffdng phat trien khdng dn dinh, thie'u tinh ben vffng; cd cau hang hda bat ddng san nha d mat can ddi, tile cung cau khdng hdp ly giffa cac loai hinh san pham; loai hinh san pham nha d chffa da dang de dap ffng nhu cau khach hang; san pham khong dffdc cung cap dffa tren khao sat nhu cau khach hang; cac doanh nghiep chffa ed chie'n Iffdc dau tif
KINH DOANH
phat trien cac dff an ba't ddng san phii hdp, chffa ' dam bao quy luat cua thi trffdng, it sff nghien cffu dieu nghien thi trffdng; nang lffe tai chinh lln quan ly dff an cua cac ddn vi kinh doanh bat dpng san : con tha'p; thi trffdng cdn thie'u sff minh bach, gia ca hang hda bat dpng san chffa dn dinh tai mot sd khu vtfc, khdng phan anh dung gia tri thffc cua bat dpng ' san, cdn thie'u dp tin cay, cdn tdn tai song song giffa gia thffc te va gia chinh thffc ma cd quan quan ly Nha nffdc, cdng chffng, trffdc ba; thie'u mdt td chffc : quan ly nha nffdc cd nhan lffe va phffdng phap hien ' dai de quan ly be thd'ng thdng tin, dff bao ve thi
; trffdng bat dpng san.
5. Doi Icfi tam kS't
Hoat dpng doanh nghiep kinh doanh bat ddng san ddng mot vai trd quan trpng trong nen kinh te ' qud^c dan va kinh te dia phffdng. Trong mdt bai
phdng van tren News.zing.vn vao dau nam 2017, ong Le Hoang Chau, Chu tich Hiep hdi Bat ddng san thanh phd' Hd Chi Minh da cho rang thi trffdng bat ddng san nhff mot cau hinh nen eho cac nganh kinh te khac phat trien, tff ITnh vffc kinh doanh vat lieu xay dffng de'n nganh trang thie't bi dan dung;
ke ca ITnh vffc sang tao nhff: trang tri ndi, ngoai
that, cay canh (Giang Thff Quan, 2017). Ong cho rang khi nganh bat dpng san kinh doanh hieu qua thi cac nganh nghe lien quan nhff xay dffng, trang thie't bi dan dung, thie't ke, ngan hang, tin dung va cac dich vu lien quan de'n cac nganh nghe nay Cling da phat trien theo. Ngoai ra, khi cac doanh nghiep kinh doanh bat dpng san phat trien, xa hdi tao ra nhieu cua cai bdn, nhieu doanh nghiep md rdng cac ITnh vffc kinh doanh sang cac nganh nghe khac. Dieu nay khdng chi thuc day sff phat trien chung ciia nen kinh te ma cdn thuc day sff phat trien chung cua xa hdi. Chinh vi vay, can nang cao hieu qua boat ddng cua cac doanh nghiep kinh doanh bat dpng san; ddng thdi, can xem xet nhffng ye'u td' anh hffdng de'n hieu qua kinh doanh cua cac doanh nghiep nay va mffc dp anh hffdng ciia chung. Tff do, de xua't nhffng bien phap cai tie'n phii hdp cho doanh nghiep, nhffng chinh sach hdp ly cho Nha nffdc va chinh quyen dia phffdng de phat trien eae doanh nghiep kinh doanh bat dpng san theo hffdng lanh manh, dn dinh, can bang cung, cau, khdng ed nhffng cdn sd't ndng, lanh that thffdng, dan de'n nhffng hau qua khdn Iffdng cbo nen kinh te ndi chung va ngffdi dan ndi rieng •
TAI LIEU THAM KHAO:
1. Phgm Minh Chinh vd Vuang Hodng Qudn (2009), Kinh te Viet Nam thdng trdm vd dot phd, Nhd xua't bdn
; Ha Noi '
2. Chinh phd (1995), Nghi dinh sd 18/CP ve quy dinh chi tii't thi hdnh phdp linh ve quyen vd nghia vu ciia cdc to chffc trong nUdc dugc nhd nUdc giao ddt cho thui ddt, Hd Ndi, thdng 02/1995.
3. Chinh phil (1995), Nghi dinh sd 87-CP vi quy dinh khung gid cdc logi ddt, Hd Ndi, thdng 8/1994.
4. Chinh phii (2004), Nghi dinh sd 181/2004/ND-CP vi thi hdnh Luat Ddt dai 2003, Hd Ndi, thdng 10/2004.
5. Chinh phd (2009), Nghi dinh so 69/2009/ND-CP vi Quy dinh bd sung vi quy hogch sff dung ddt, gid ddt, thu hoi dd't, boi thudng, hd tra vd tdi dinh cff Hd Ndi, thdng 8/2009.
6. Chinh phii (2010), Nghi dinh so 71/2010/ND-CP ve Quy dinh chi tie't vd hudng ddn thi hdnh Luat Nhd d ' 2005, Hd Ndi, thdng 6/2010.
7. Chinhphu (2011), Nghi quyi't sd 11/NQ-CP ve nhffng gidiphdp chu yeu tap trung Mem chiIgmphdt, on dinh
• kinh tivimd, bdo ddm an sinh xd hgi, Hd Ndi, thdng 02/2011.
' 8. Chinh phii (2013), Nghi dinh so 188/2013/ND-CP vi phdt trien vd qudn ly nhd d xd hdi, Hd Noi, thdng :} 1/2013
9. Chinh phd (2013), Nghi quyi't 02/NQ-CP ve mot sd gidi phdp thdo gd khd khdn cho sdn xuat kinh doanh, hd I trgthi trudng, gidi quyi't na xau, Hd Ndi, thdng 01/2013.
10. Chinh phd (2015), Nghi dinh sd 76/2015/ND-CP ve quy dinh chi tii't thi hdnh mot sddiiu cda Luat Kinh . doanh bdt dgng sdn, Hd Ndi, thdng 9/2015.
11. Nguyin Thi Hdi Hd (2012), Nhffng tdc dgng cda chinh sdch tien te that chat, TrUdng Ddo tgo vd Phdt trien nguon nhdn Iffc ViettinBank.
So 14 Thdng 11/2018 315
72. Dodn Thanh Hd vd Le Thanh Nggc (2013), Md'i quan he giffa tin dung ngdn hdng vd gid nhd ddt, Tap chi Phdt triin vd Hdi nhap, Sd 11(21), Thdng 07-08/2013. ^ ^
13 Nguyin TM Hiin vd Nguyin Hodng Anh (2012), Mdt so giai phap cho thi trUOng bat dgng san Viet Nam phdt triin bin vffng trong dHu kiin Men nay, Vien Chii'n lugc ngdn hdng, Ngdn hdng Nhd nUdc Viet Nam.
14 Nguyin Quynh Hoa (2014), Su hinh thdnh vd phdt triin thi trUdng bdt dgng san Viet Nam trong tien trinh ddi mdi kinh ti, Tap cM Phdt triinvd Hgi nhap, Sd 17 (27), Thdng 07-08/2014. ^
15 Trin Huy Hodng vd Nguyin Hffu Hudn (2016), Phdn tich cdc yiu td tdc dgng den hieu qua hogt dong ciia hi thd'ng ngdn hdng thuang mgi Viet Nam trong thdi ky hgi nhap tdi chinh qud'c te, Tgp cM Phdt triin khoa hoc cdng nghi. Tap 19, Sd QI - 2016, Tr. 88-101. ^
16. Nguyin Manh Hung (2016), Thi trUdng bd't dgng sdn, thffc trgng vd giai phap. Dgi hgc Nam Can Tho.
17. Qudc hgi (2014), Luat Kinh doanh bd't dgng sdn 2014, Hd Ndi, thdng 11/2014.
18. Qudc hgi (2015), Bg luat Ddn sff, Hd Ndi, thdng 11/2015.
19. Tong cue Thdng ki, www.gso.gov.vn.
Ngay nhSn bai: 4/10/2018
Ngay phan bien danh gia va sufa chffa: 14/10/2018 Ngay cha'p nhan dang bai: 24/10/2018
Thong tin {dc gid:
TRAN HONG QUYNH
Nghidn ctfu sinh nganh Quan tri Kinh doanh
Phd Trffdng phong Quan ly Dao tao - Trffdng Dai hoc NguySn Ta't Thanh
VIETNAM'S REAL ESTATE MARKET AND THE REAL ESTATE BUSINESSES IN HO CHI MINH CITY
• Ph.D student TRAN HONG QUYNH
Deputy Head, Department of Training Management Nguyen Tat Thanh University
ABSTRACT:
Vietnam's real estate market still is considered as a fledgling market compared to developed countries' real estate markets. In recent years, Vietnam's real estate market has experienced some unstable growth phases with significant fluctuations in price for land. Experience shows that some financial crisises in the world such as the Thailand's Financial crisis (1997) and the U.S Financial crisis (2008) were often triggered and fined by the real estate markets' troubles.
Vietnam's government pays special attention to manage the country's real estate market through timely promulgatmg appropriate guidelines, policies, circulars, and decrees that regulate and minize adverse impacts of the real estate market on the countiy' s economy as well as the region's economy. The paper is to identify the concepts of real estate, real estate businesses, and real estate companies, describe the situation of Vietnam's real estate market and real estate businesses in Ho Chi Minh City, and discuss some necessary points relating to these issues.
Keywords: Real estate market, Vietnam's real estate market, real estate business, real estate company. Ho Chi Minh City.
