Một số vấn đề lý luận về kinh doanh bất động sản su lịch và yêu cầu điều chỉnh pháp luật

%&y difiui fthofi luM Stf (340) - 2020 MiT sH VAN BE LY LUAN VE KINH DOANH DNG SAN OU UCH VA YEU CAU BIEU CHINH PHAP LUAT • • • I ThS D O A N V A N BINH * Tdm t&t: Thi trucmg bdt dgng sdn du hch tai I le! Nam dd hinh thdnh vd co budc phdt trien mgnh me nhiing ndm gdn day Bdi viet ndy ldm ro mgt so van de ly ludn ve kinh doanh bdt dgng sdn du ljch vdsucdn thiet phdi dieu chinh bdng phdp ludt doi v&i hogt dgng kinh doanh bdt dgng.sdn du Ifch a Vii/i Nam hign Abstract: The tourism real estate market in Vielnam has been formed and developed strongly in recenl years This article clarifies some theoretical issues on the tourism real estate business and the need for legal adjustments to the curreni lourism real estate business in Vietnam Khdi ni^m, dac diem va phan loai bat d$ng san du lich Trong nhiing nam gan day, nham hien thuc hda chien lupc phat trien du ljch - nganh kinh te miii nhpn ciia dat nude, eae san pham bat dgng san (BDS) mdi xay dyng tren dat thuang mai dich vu phyc vy du lich da xuat hien tren thj trudng nhu can hp du lich (condotel), biet thy du lich (resort villa), nha du ljch (shopte!) Cac san pham dupc gpi chung la BDS du ljch hoac BDS nghi dudng Hien tgi, thuat ngii: BDS du ljch va ten cac san pham thupe phan khuc dang duge su dung kha bien tren thj trudng BDS, nhung dudi goe dg phap ly, hien nay, chua co khai niem va quy djnh rieng vi' BDS du ljch De hieu duoc khai nipm BDS du ljch, trude h^t, cdn lam ro khai niem BDS va khai niem du lieh Mge du giua cac qudc gia cd each hieu khae ve khai niem BDS, song cd mot diem hrong ddi thong nhit quan niem BDS la nhirng tai san gan lien vdi ddt dai va khong di ddi duge Vi?t Nam, theo quy djnh tgi khoan Dieu 107 Bp luat Dan sy nam 2015, BDS bao gom: Dat dai, nha, cong trinh xay dyng gan lien vdi dat dai, tai san khac gan lien vdi dat dai, nha, cdng trinh xay dung; tai san khac theo quy djnh eita phap luat Theo Td chuc Du ljch The gidi, du ljch duge hieu bao gom tat ca mgi hoat dgng ciia nhiimg ngudi du hanh, tam trii, uong myc dich tham quan, kham pha va tim hieu trai nghipm hoae mue dich nghi ngai, giai tri, thu gian va nhirng muc dich khac thdi gian lien tyc nhung khong qua mpt nam, d ben ngoai moi trudng song djnh eu' Theo khoan Dieu Luat Du ljch nam 2017, du lieh la eac hoat dgng co lien quan den chuyen di cua ngudi ngoai noi cu trit thudng xuyen thdi gian khong qua 01 nam lien tye nham dap ung nhu cau tham quan nghi dudng, giai tri, tim hieu, kham pha tai nguyen du lich hoac ket hpp vdi myc dich hop phap khac Tu cac khai niem cdng cu nay, cd the hieu: "Bat dgng san du lich !a dat dai cong trinh xay dyng gan Hen vdi dat dai, tai san Ddn chii & Phdp ludt I (Xkig dung pk^ iAidi khac gan lien vdi dat dai, edng trinh xay dyng duge su dung phyc vy ede chuyen di cua ngudi ngoai ncri cu tni thudng xuyen thdi gian khdng qua 01 nam lien tyc nham dap ling nhu eau tham quan, nghi dudng, giai tri, tun hieu, kham pha tai nguyen du ljch hoac ket hgp vdi muc dich hgp phap khac" So vdi BDS ndi chung, BDS du ljch cd mdt sd dgc diem rieng biet sau: - Ve tinh khan hiem: BDS du ljch co tinh khan hiem vugt trgi ehi ed the kha thi va phat trien d nhiing dia diem giau tiem nang ve du ljch nhu cac vung doi, nui cd eanh quan thien nhien dpp, cac phd ven bien, cdc bai bien, cac dao xa bd thay vi ed the phat trien d mgi dja diem co ngudi sinh sdng, san xuat nhu cac logi hlnh BDS khae Ngodi ra, neu nhu BDS nha d dap ung mgt nhiing nhu cau thiet yeu cua eon ngudi (nhu cau ve cho d) nen tinh bat bupc, bien cao hon thi BDS du ljch dap ung nhu cau du ljch, nghi dudng - mpt nhu cau khdng thiet yeu nhung cang gia tang ciing vdi su phat trien eua xa hpi - nen so lupng san pham gidi han ban sy "khan hiem" ddi vdi ddng san pham cao htm - Ve muc dich su dung: BDS du lieh la dat dai, cdng trinh xay dyng gan lien vdi dat dai, tai san khac gan lien vdi dat dai, cdng trinh xay dyng khdng cd myc dieh de d Ndi each khae, BDS du ljch khong phai la "eong trinh xay dyng vdi muc dich de d va phye vy eae nhu cau sinh hoat cua hd gia dinh, ea nhan" nhu djnh nghTa ve nha d tai khoan I Dieu Luat Nha d Vi vgy, phap lugt ve nha d, kinh doanh BDS hien mdi ehi dang duge van dung de dieu ehinh doi vdi loai hinh sdn pham BDS - Ve tieu chudn, quy chudn xep hgng: BDS du ljch phye vu myc dieh du ljch, luu tni nen viec quy m Ddn chCi & Phdp ludt S6 (340) - 2020 hogch, dau tu xay dyng BDS du ljch can theo eac tieu chuan, quy chuan, yeu elu riSng phii hpp vdi nhu cau giai tri, nghi dudng ciia ngudi Theo dd, BDS du ljch thudng dupc diu tu theo to hpp, cd quy md ldn, dong bg dap ung da dgng cdc nhu cau luu tni, nghi ngoi, giai tri Tir sy khae bi?t ve tieu chuan, quy chuan, vipc phan hgng BDS du ljch cung cd sy khdc bipt vdi nha d Theo hang CO sd luu tni du ljch bao gdm 01 sao, 02 sao, 03 sao, 04 va 05 dupc phan loai theo eac tieu chi ve vj tri, kien tnic trang thiet bj tipn nghi, djch vy, ngudi qudn ly va nhan vien phyc vy, an ninh, an loan va bdo vp mdi trudng, vp sinh an loan thyc pham, thu doi ngogi te- - Ve vdn de sd huu: So vdi logi hinh BDS du lich truyen thong nhu khaeh san, hi^n nay, BDS 6u lich cd nhieu diem mdi dgc bipt la ve van de sd huu Neu nhu khaeh sgn, khu nghi dudng truyen thong thugc ve mOt chu sd hiru thi hipn tgi cac khach sgn, khu nghi dudng co xu hudng "da sd hiju" nham dap iing nhu cau sd hiru ciia cdc cd nhan muon sd huu "ngoi nha thd hai" de phyc vy nhu cdu du ljch eua gia dinh va thu lpi nhugn tir viec cho thue phdng khach san, bipt thy - Ve xu huang phdt trien: BDS du Hch ed xu hudng phat trien manh eung vdi sy phdt trien kinh te - xa hdi va dac bipt la su tang trudng cua nganh du lieh thdi gian sap tdi Ben cgnh y nghTa Id ting phye vu du ljch, BDS du ljch mang lai Igi ieh ldn cho nha dau tu, gop phan tang nguon thu cho ngan sach nha nude Vipc van hdnh BDS du ljch gdp phan giai quyet vipc lam cho ngudi lao dgng, tang nguon thu eho ngan sach nha nude td thu6 VAT, thu6 thu nhap doanh nghipp, thue thu nhap ca nhan Trong bdi canh kinh te chia se cang trd nen bien, BDS du ljch la hinh thiic dae bipt thich hop de gia tang lai nhuan dau lu vdi Cddg diflig fihdfi luM S6 (340) • 2020 cac thoa thu|n ehia se ky nghi Vdi nhiing uu th^ nhu cau sd hihi ciia tang ldp trung tuu, mong mudn cd "ngdi nha thu hai" vdi gia ea hgp ly de nghi thdi gian tdi Vi vgy, viee hoan thipn khung dudng va tdng thu nhgp tir vipc vipc "uy thac" cho phap ly doi vdi thj trudng eang duge dat chii the trung gian nhu chii dau tu thyc hipn viec rapt each cap thiet kinh doanh cho thue Theo do, chii dau tu cam ket Bat dgng san du ljch kha da dang, trudc het dd phan ehia thu nhgp cho ngudi mua theo ly lp tu t& cac ca sd luu tni du Ijeh nhu khaeh san (hotel), - 12%/ndm vong tu 03 den 10 ndm Cdn hp cdn hg du ljch (condotel), biet thy du ljch (resort nghi dudng thudng duge quan ly, van hanh bdi cac villa), nha phd du ljch (shoptel), nha nghi du Ijeh thuang hieu quan ly khdch san qudc te nhim lam (hostel), nha d ed phdng eho khach du ljch thue gia tdng gia trj, hipu qua khai thac ciia san pham (homestay), bai cam trai du lich Hi?n tai, tren nay, BDS du ljch chac chan se phat trien mgnh thj trudng eo 03 Ioai hinh san pham BDS du Ijch bien duge xay dyng tren dat thuong mai djch vy la can hg du ljch (condotel), bipt thy du ljch (resort villa) va nha du ljch (shoptel/shophouse) Sy khdc bi?t chu yeu ciia ba logi san pham n&m d vj tri, thiet ke, cong nang su dung, gia tri san pham vd vi?e quan ly van hdnh, cu the nhu sau: Cdn hg du lich (condotel): Khai niem condotel (condo-hotel) duge tao bdi 02 tu condominium (cdn hp cao cap) va hotel (khach sjrn) Can hg du ljch duge hieu nhu la sy ket hgp giua can hg chung cu va khach san Trong can hg du ljch, khach luu tni co the su dung bep nau niriing va tat ea nhiing tien ieh eua mgt can hp chung cu thong thudng Diem khac bi?t d day la thay vi ngudi mua diing de d va thudng dat tai nhimg ldn, dan cu dong diic nhu nhirng chung cu thdng thudng thi condotel duge dat tai nhimg phd du ljch, khu nghi dudng eao cap, khu du ljch ndi tieng va chu yeu dimg de kinh doanh cho thue ngdn giong nhu mpt khaeh sgn Trong cdc logi hinh san pham bat dgng san du ljch, can hg du ljch cd gid vua phai nhat (khoang 2,5 ty/can vdi dipn tich khoang 32m2 san) ddp img - Bi?l thu du lich (resorl villa): Bi?t thy du ljch duac hieu la loai hinh BDS vdi thiet ke kien tnic dpc dao, tinh te, sang trgng Cac bipt thy du Ijeh thudng duge thiet ke xay dyng day dii cae tien ieh phyc vy loan dipn eho cupc sdng ngudi Bi?t thy du ljch thudng duge su dyng phye vy eho khach du ljch hay eho nhung chuyen nghi mat dai cua gia dinh Thong thucmg, cac dy an nghi dudng thudng xay dung td hgp bipt thy du ljch, khach sgn va cac djch vy tipn ieh khae Vj tri xay dyng bi?t thy du ljch thudng d nhiing khu vuc ven bien, viing song nui, yen tinh, hai hda vdi thien nhien, khong lanh tgo nen khong gian nghi dudng hoan hao So vdi can hg du ljch va nha du ljch, biet thy du ljch thugc phan khiie cao cap nhat, cd gid trung binh khoang 10 ty dong/can vdi dipn tich dat khoang 300m2 Bipt thy du ljch la sy lua chpn ua thich cua nhung ngudi ed thu nhgp cao mong mudn mgt ky nghi dudng cao cap va rieng Ur Day cung la logi hinh yeu thieh cua khach qudc t^ di du ijch cimg gia dinh tdi Vipt Nam Gidng nhu can hg du lich, bipt thy du ljch thudng duge quan ly, van hanh bdi cac thuang hipu quan ly qude le va giup chii sd huu lang thu nhap thdng qua vi?c "iiy thac" cho chii dau tu thyc hipn vipc Ddn chCi & Phdp lu^t I OOii/ difnq plUip ludi S« (340)jJ2»? tnrdng Vipt Nam hipn khoang 05 ty ddng vai kinh doanh cho thue va pban chia thu nhgp - Nhd du lich (shoptel): Shoptel la rir dupc vdi dien lieh dit khoang 100m- cd the tiep cgn ghep giiia cdc tir shopping (mua sam) va hotel dupc vdi ddi tugng khach hang cd thu nhap cao, (khaeh san) Cd the hieu, day la loai hinh nha phd dn djnh, mong mudn khai thac tdi da san pham bat cho phep viec dau tu kinh doanh cdc dich vu mua dgng san du ljch ma minh da dau tu Khach hang sam va dich vy luu tni khach sgn du lich San dau lu vao nha phd du ljch ihudng thong qua hinh pham thudng duge quy hoach xay dyng thuc mua hoge thue eiia ehu dau tu va khac vai khu td hgp du ljch nghi dudng da chuc ndng (all in loai hinh cdn hg du Ijch va biel thy du ljch chii sd one) Tgi mgt so dy an, san pham vdi cdng nang hiiu nha du ljch thudng ly van hanh, khai thac tuang tu dupc cac chti dau tu gidi thipu tren thj ma khdng thdng qua chii dau tu hodc mpt ben trudng vdi ten gpi nha thuang trung gian khdc mgi (shophouse) (van la san pham nha xay dyng tren dat thuang mai djch vy tgi dy an du ljch nghi dudng; khdng phai la nha phd thuang mai xay dyng tren dat d tgi mgt so dy an nha d hien nay) KhSi nifm, d$c diem kinh doanh bat dpng san du ljch Theo khoan Di^u Lugt Kinh doanh bit dpng san nam 2014, kinh doanh BDS la viec diu tu vdn Phan ldn nha phd du Ijeh duge xay dyng va bo de thyc hi§n hoat dpng xay dyng mua, nhan dl tir 02 den 05 tang, eae tang thudng duge bd tri chuyen nhui;mg de ban, ehuyen nhupng; eho thue, cdng nang cu the la: (i) Tang tret va ting 01 la mgt cho thue lgi, cho thug mua BDS; thyc hien djch vu bang kinh doanh, djch vy thuong mgi vdi nhieu moi gidi BDS; djch vu san giao djch BDS; djch vu mat hang va phuc vu chu yeu cho khaeh du ljch; lu van BDS hodc quan ly BDS nham muc dich (ii) Tu tang 02 la khdng gian idnh doanh cdc sinh \q\ Tir djnh nghta ehung v6 kinh doanh BDS, phdng khach sgn cd the de nghi dudng hoac cho CO the hieu: "Kinh doanh BDS du lich la viec dau thue de toi uu gia tri BDS, khai thac tdt cdng nang tu von de thyc hipn boat dgng xay dyng, mua, cua md hinh Nha phd du ljch thudng cd hai mat nhan chuyen nhupng de ban, ehuyen nhuong; cho phd, mgt mat tiep can dudng de phyc vu giao thue, eho thue lgi, cho thue mua BDS du lich theo thdng, hau can va mat chinh la phd di bg, mua quy djnh phap luat nham muc dieh sinh lgi" Tdng sam, sy kipn Neu nhu can hg du ljch, biet thy du ljch nam d Ihl eac hoat dgng kinh doanh BDS du lieh bao gom dau lu tgo lap den cac hoat dgng giao djch nhihig vj tri yen ttnh phii hgp eho viee nghi ngai BDS du ljch cung vdi cac djch vy ho trg tir cac chii thi nha du Ijeh thudng d vi tri dac dja, tnmg th6 CO lien quan tao thi trudng BDS du ljch tam hoac cac vj tri de dang tiep can dudng giao Hogt dgng kinh doanh BDS du lich ed nhimg thdng cac dy an de ed the thu hiit ca khdch dac diem chung eiia hoat dgng kinh doanh BDS, du ljch, khach mua sam nhu khu di bg, chg ddng thdi, cd nhiing ddc diem rieng ehi gin vdi dem Nha phd du lich la loai hinh BDS co the giiip phan khiic BDS Cy the nhu sau: cho viec loi uu hda lpi ich, giup tang thu nhap nhd - Ld hoat dgng mang tinh cue bo vd khu vuc: vao hinh thuc kinh doanh djch vu luu tru du Ijch Hoat dgng kinh doanh BDS mang tinh eye bg va Gia trung binh ciia mpt can nha du ljch tren thi khu vye vi mgi boat dpng kinh doanh phai gan vdi I Ddn ChCi & Phdp lu$t QbAg dtfng fduJLft UiM Sd (340) - 2020 vj iri ciia BDS, vj tii la y£u td quan trpng quyet luat phii hgp vdi thuc te khaeh quan se thiie day thj djnh gia hi ciia BDS va lpi ich mang lai cho nha trudng BDS phat trien lanh mgnh, diing hudng, dau nr Doi vdi BDS du ljch, tinh cue bg va khu ngugc lai se tgo cii "sdc" va tae dpng lieu eye vyc cdng rd net bdi le day la phan khiic BDS gin eho doanh nghiep va Ihj mrdng^ Thye le thj lien vdi va nham phue vu cho muc dieh du ljch, tiudng BDS nghi dudng thdi gian qua da chdng nghi dudng Do dd, nhung vj tri cd cdnh quan dep, minh viec thieu vdng hdnh lang phdp Iy dd va dang CO tiem ndng ve du ljch, nghi dudng nhu bi^n, anh hudng trye tiep tdi eac hoat dpng kinh doanh, nui la noi dien boat dgng dau tu, kinb doanh anh huijng tdi tam ly cua nha dau tu, tu dd gay rat BDS sdi dgng; md hinh kinh doanh BDS du ljch nhieu khd khdn cho vipc phat trien eiia phan khiic lgi moi khu vuc cung co sy khac biet thj trudng day le phai la phan - La hogt dgng ddu tu l&n va co tinh dong bg khiic phat trien manh boi eanh du ljch yd cao: Kinh doanh BDS ndi chung la hoat dgng yeu nganh kinh le miii nhpn ciu CO von diu tu ltm, thdi gian dau tu dai Nhiing - Kinh doanh BDS du ljch la ITnh v{fc thucmg doaoh nghiep co igi the ve vdn thi kha nang cgnh gdn lien vdi chinh sdch cam ket ldi chinh chia se tranh cao nhat la boi canh lai suit ngan hang lgi nhugn: Khach hang mua BDS du ljch khdng va tin dyng that chat doi vdi cho vay BDS Ddi vdi chi de nghi duong, su dyng cho ea nhan ma cd BDS du ljch, lugng vdn dau tu thudng doi hoi ldn myc tieu kinh doanh, thu tgi nhuan Do vi?c lion so vdi mgt dy an dau tu nha d co eiing quy md chuyen nhuimg BDS du ljch thudng gin vdi qua bcri 16 BDS du Ijeh phai dap ung nhiing tieu chuan, tiinh qudn ly, kinh doanh, chia se lgi nhugn tir hogt quy chuan cao, ddi hdi phai hoan thi?n long the dgng kinh doanh suot vong ddi ciia san mdi dli dieu kien dua vao khai thac va phai dau hi pham Day la diem dgc tnmg moi quan hp dong bp eae lien ich nham Ihu hut, dap img yeu giua ben mua va ben ban BDS du ljch so vdi vdi cau ciia khach du lich san pham BDS khac - Ld linh vuc co chu ky kinh doanh ddi: Do dgc Sy can thiet phai dieu chinh bing phdp tinh can dau tu ddng bg cung nhu viec qudn ly van luat vtfi hoat dpng kinh doanh bat dgng san du hanh sau dau tu nen viee kinh doanh BDS du ljch ljch thudng keo dai hon nhi^u so vdi BDS nha d Chu Thj tnrdng BDS du ljch da xuat hien tai Viet ky kinh doanh cua BDS nha d thong thudng la 05 Nam khoang 10 nam trd lgi day va biing nd manh nam, chu ky kinh doanh ciia BDS du lich me 05 nam qua vdi hang trdm cac dy an thong thudng keo dai td 10 - 15 nam khip ca nude, hang vgn san pham vdi gia trj hang -La ITnh vi^c kinh doanh chfu dnh hu&ng mgnh chuc ty la My Vdi tu each la mgt bg phgn ciia me cua phdp lugt vd chinh sdch: Kinh doanh BDS thi trudng BDS, hogt dgng kinh doanh BDS du luon duge eoi la Ifnh vuc kinh doanh dac thu, nhay ljch ciing ddi hoi su dieu chinh bang phdp luat cam vdi nhihig tac dpng tu chinh sach phap luat nhim tao mdi trudng dn djnh cho ede giao djch Viec thay ddi hay bd sung cae quy djnh, ehinh thuc day thj trudng phat trien Sy can thiet khach sach cua Nha nude se cd anh hudng tuc thdi vd quan phai dieu chinh bdng phap luat doi vtji boat tiyc tiSp den thj tiudng N6u ehinh sach va phap dpng kinh doanh BDS du ljch the hipn d mpt so Ddn chu & Phdp ludt I O (Xidg dmg ftkdfi, lu4i diem nhu sau: Thii nhdt, Nhd nude !a dgi dien cho sd hiiu toan S