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KHOA HOC CdNG N^^i^ D A M H G I A COIMG T A C D A U G I A OUYlllV SLT DLJiMG D A T T A I THAIXIH P H D B A C I V I I V H , T I I M H BAC MIIVH Trin Trpng Phuong' Nguyen Cdng Van^ Ngd Thanh San' Trin Van Khli^ T(:)MTAT Nghiin cuu thuc Uang ciia cong lac dau gia quyen su dung dat (QSDD)ff^ndi.i ban Ihanb pbo Bic Ninh Uong giai doan 2013-2017 cho ket qua nhu sau: Trong inai doan 2013 - 21117 Urn dia ban Bac Ninh da Uen hanh 41 dot dau ^la QSDD cua 20 du an voi 6.455 luin nginn tham gia dau jjia Du an hd Ngoc Lan co 78/96 16 dat dugc dau gia ihanh cong so Uen ihu dugc la 158.25 li dong Du an khu nha b Tien Xa cd 117/117 16 dat dugt dau gia con^ so Ui-n thu dugc la 73.94 U dong Ket qua dieu Ua nhung ngudi tham gia dau fna da danh gia dugc quy Uinh 16 chuc thuc hien dau gia (JSDD: danh i,i'> unh cdng kliai minh bach dau gia QSDD; danh gia hieu qua dau gia tJSDD lai mgt s6 duan dieu U^a Dc nang cao hieu qua cong tac dau gia QSDD tai ph6 Bac Ninh can ihuc hi^n mgt so giai phap sau: Giai phap ve ca che chinh sach Uong dau gia QSDD; giai phap vf quy hoach ke hoach sir dung dal; giai phap ve vuV Ihuc hien cac dicu kicn Uong dau gi;i daU giai phap v^ cap giay chung nhiui (JSDi) cho nguoi trung diu gia TLT khda: liau gia quyen sir dun.ir dal gia khoi diim phirongtinicdau gia w tri kbu i w diu ,i.ia.tiianhphd Bic Nmh I.DATVANDE Thanh phd Bac Nuih la trung tam chinh tn kinh le va vdn hoa cua tinh Bac Ninh, voi dien Uch la 8.246,06 Tlilnh phd Bic Ninh co vi tn dja Iy thuan lpi nliii vung tam giac kmh td Ha Ngi • Hii Phong • Quang Ninh, each trung tam cdng nghidp Hai Phdng, CJuIng Ninh hon 100 km ve phia Ddng Ddng thdi cd cic tuyen giao thdng quan nhu Qudc Id IA 38, IS tuydn dudng sat Ha Noi Lang Son, cac tuyen dudng thuy (sdng Cau) rat thuan hen cho di lgi tlidng thuong va giao luu vin hoa Vdi vi tri chien luoc dd da tao dieu kien thuan lpi cho tlianh phd Bic Ninh co nhieu tiem nang phat trien kinh te - van hda - xa hdi hien tai cung nhu tuong lai Cdng tac quan ly dat dai ludn dirpc Nha nuoc cac coquan, ban nganh tren dja ban phd quan tani va chu trong, dSc biet la cdng tic dau gia QSDD vi day la ngudn thu ldn vao ngan sach Mil nude cua tlianh Nhu ciu ve dit o ctia ngudi dan phd nhtmg nam qua tang lon kmh te cua phd phat tnen manh nhu ciu dit d ciia nguoi dan tang cao lac ddng lain cho thi tnrdng dat dai sdi ddng IBND tinh Bac Ninh ndi chung va UBND phd Bic Ninh noi neng xac dinh thdng qua dau gia cdng ' Klioa Quan lv dai dai Hgc vicn \dng nghiep Viet Nam "Trung liini Phai men qu> dai tmh Bac Nmh 'Tdng Lien doan Lao dgng NiOi Nam khai dan cbu se thu diroc gia Ui cao nhat giao QSDD VI vay day m ^ h hmh thtrc giao dit thdng qua dau gia bing each tuyen tmyen rdng rai tren cac phuong Udn thdng tin dai chung, quy trinh dua cac duan vao dau gia duoc hoan tbien Cac kliu dan cu mdi dia ban phd Bic Ninh duac dua dau gia deu nim quy hoach ke hoach SDD da dupc UBND Unh Bic Ninh phe duyet, co sd tang dugt xay dimg tdt (dien, dudng, nude sach, nuoc thai, mdi trudng ) Viec danh gia thuc trang cua cdng tac dau gia CJSDD fren dia ban phd Bac Nmh giai doan 2013-2017 nhim de xuat mot sd giai phip tang cudng cdng tac dau gia QSDD U-en dia ban thinh phd Bic Ninh frong thdi gian tdi la can thiet PHUDNG PHAP NGHBU CUU 2.1 Phuong phip chgn di^m nghi&n ciiu 2.1.1 Chon duan dieu tra De nghien cuu cdng tic dau gia QSDD cua Uianh phd Bic Ninh, dd tai chgn du an tai 01 phuong Kinh Bic, 01 phudng Hap Linh la phuong nam frong quy hoach phat frien kmh te xa hdi vung frung tam Uianh phd 2.1.2 Chpn ddi tmmg diiu tra - Ngmn tham gia dau gia: Da Uvc Ueij thuc hien tham gia diu gia QSDD tai du an (phuong Kinh Bic phuong Hap Unh) NONG NGHIEP VA PHAT TRIEN NONG THON - KY - THANG 10/2019 KHOA HOC CONG NGHE - Can bd chuyen mdn thuc hien lien quan ddn cdng tie diu gil QSDD tai du an (ve thu UJC, quy che quy trinh diu gia quy dinh dau gil) 2.2 Phtrong phip thu thap sd Ii$u thii d p Dieu tra, thu thap cac tai lieu, so lieu vd dieu kien tu nhien, kinh te xa hgi, tinh hinh quin Iy dit dai cd hen quan ddn cdng tic diu gia daL Didu fra thu thap cac tii heu lien quan den cac dir In dau gia QSDD ca sd phip ly, td chuc thuc hien, kdt qua dau gia 2.3 Phuong phip thu thap sd U^u sa cap Dieu fra vdi 150 phieu danh cho khach hang tham gia dau gia va 25 cin bd chuydn mdn hen quan tdi 02 dtr In nghifen cuu bing cac phidu didu tra in sin cd cic tieu chi dieu fra Uen quan den cdng tac dau gil quydn su dung dat tai dtr In nghien cuu 2.4 Phtrong phip thdng ke, phSn tich, xir ly sd li§u vl tdng hpp s6 li§u KH QUA NBiey CUU 3.1 Khii quit di6u ki^n tir nhi&n, kinh t^ - xa hOi ciia phd Bic Ninh Thanh Bac Ninh (vdi 19 don vi hinh chinh true thudc, bao gdm 16 phudng va xd) nam d phia Nam sdng Ciu phia Dong Bic cua tinh Thanh phd Bic Ninh cd dia hinh tuong ddi bing phlng gdm vung ddng bang va vimg chuyen tidp giira ddng bing va trung du Trong nhiing nam qua tinh hinh kinh td - xa hgi ciia phd Bac Ninh phat frien kha, quy md nen kinh te ldn manh khdng ngimg, nam 2017 gip 1,45 Iin so vdi nam 2013 Nam 2017, tdng san pham trdn dia ban dal 4.779 ty dong bao gdm ndng nghiep 125 ty ddng, cdng nghiep 2.357 ty dong, dich vu 2.297 ty ddng Trong nhung nam qua tdc dp tang tnrdng kinh td cua thinh phd ludn d muc kha cao, binh quan giai doan 2013 - 2017 dat 14.8%/nam - Danh gia quy trinh td chiic thuc hien diu gil QSDD Ve CO ciu kinh te ty frgng khu vuc ndng lam thuy sin tir 2,8% nam 2017 gilm xudng cdn 2,7% nam 2018; tuong ttr, ty frgng khu vuc dich vu tir 16,9% cdn 16,6%, thue sin phim tir 4,2% 4,1%; neng ty trgng khu vuc CN-XD tir 76,1% tang ldn 76,6% GDP binh quan diu ngudi dat 150,1 trieu USD (tuong duong gin 6.500 USD), tang 8,7% so vdi nam 2017 - Danh gil tinh cong khai, minh bach dau gia QSDD 3.2 Cdng tic diu gil quy^n sii dung dit frdn dia bin thinh phd Bic Ninh giai doan 2013-2017 Tdng hop, phan Uch xii Iy sd lieu da thu thap dugc bang phan mem Excel 2.5 Phuong phip dinh gil theo cic tidu chi frong diu gil quy^n sti dyng dat t^ 02 dtr an - Danh gia bieu qua dau gil QSDD lai 02 du In STT 10 BanK K^t qua dau gii QSDB t ^ thinh ph d Bac Ninh giai doan nam 2013-2017 Nam Nam Nara Nam Tdng Nam 2016 2017 cdng 2013 2014 2015 11 12 Sd du an dau gia 216 155 218 900 116 195 S616 dau gia 135 104 153 530 49 89 Sd Id triing dau gia 2.516 3.224 529 1.461 8016 286 Sd ngudi tham gia dau gia 12 47 11 Sd dot dau gia Dien ticii dua dau gia 18.417,78 40.316,52 120.926,30 10.197,22 20.525,59 31.469,18 (m-) Dien tich tning dau gia 28.295,54 19.668,24 12.357,74 73.997,06 9.368,09 4.307,45 (m-) Tdng sd tien theo gia khdi 126.888.267 149.312.206 49.732.037 87.207.128 170.889.786 584.029.424 diem (nghin d) Tdng sd tidn trnng dau gia 185.970.180 145.521.517 161.217.369 651.148.655 59.522.297 98.917.294 (nghin d) Miic chenh lech giira gia 1,09 1,15 1,08 1.13 1.2 tnJng va gia khoi diem Oan) Ket qua dau gia NONG NGHIEP VA PHAT TRIEN NONG THON - KY - THANG 10/2019 125 KHOA HOC CONG N Trong giai doan L'()13 - 2017 fren dia ban phd Bic Nmli da tien hanh 47 dot diu gil QSDD cua 20 du an vdi J.'J.S lugt ngudi tham gia dau gia Mot sd du an dau gil da dat duoc nhimg qua tdt thu hiit dugc nhieu ngudi tham gia dau gia, sd Udn tning diu gia cao gili quyet dugc van de nha b cho nguoi dan nhu du an dau gia QSDD tai khu nha d K15 - phudng Nmh Xa K17 - phudng Suoi Hoa; kbu nha b Tien Xa - phudng Hap Llnh; du In dan cu dicb WM phmmg Kinh Bic; du an khu nha d hd Ngoc Lan • phucmg Kinh Bic, thinh phd Bac Nmh sa tham gia dau gia dot ket qua co 7^/!'t> H^ "''"^ duac diu gia cdng (dat 81.2%), binh quan co 5.85 ngudi dau gia/01 Id, phin dien tich tmng dau gia la 13.490.3/24.122,2 m- Sd Udn tdi Uiieu (theo gia san) la 135,99 ti ddng sd tidn thuc te ihu diroc qua diu gia 158,25 ti ddng, vupl: so vdi du kien !a 22.26 h ddng, sd tidn thuc thu vugt so vdi du kien tinh binh quan tren Id dat la 285,38 trieu dong b) Du an Du an khu nhi b Tidn Xa (nam 2014): Gil tham du diu gia dir an khu nha d Tien Xa la gia ngudi tham gia fri cho Id dat dirpc ghi frong 3.3 Dinh gil cdng tic diu gil quy^n sii di^ng phieu dau gil Ket qua phien dau gia: Tdng cdng cd dit t?ii dl/ In nghifen ciiu trto dia ban thinh phd 4.196 hd so tham gia diu gia 02 dgt, cd 117/117 Id dat dugc diu gil cdng (dat 100%), Bic Ninh vdi dien tich 11.954,8/11.954,8 m", binh quan 35,86 3.1 Ket qui dau gii guyin su dung dat ciia ngudi dau gia/01 Id Sd tien tdi thieu (theo gil san) duan (Bing 2) 68,86 ti ddng, sd tidn thuc te thu diroc qua diu gil a) Du in I: Du In hd Nggc Lan (nam 2013): 73,94 ti ddng, vugt so vdi du kien II 5,08 ti ddng, sd Gil tham du dau gia du an Hd Nggc Lan la gia tien thuc thu vugt so vdi du kien tinh binh quan fren ngudi tliam gia fra cho Id dat dugc ghi frong phidu 1)1 Id la 43,42 hieu ddng diu gil Ket qua phien dau gia: Tdng cgng cd 562 hd Bang Tdng hgrp k^t qua tin gia QSDD cua dir an Khu nha d Khu nha d Tdng Tien Xa hd Ngoc Lan 117 213 96 Sd 16 dau gia 117 78 195 Sd Id tning dau gia 4.196 562 4.758 Sd ngirdi tham gia dau gia Sd dot dau gia 11.954,80 Dien lich h-ung ddu gia (m-') 13.490,30 25.445,10 68.862.400.000 Tdng sd tidn theo gia khoi diem (d) 135.991.719.800 204.854.119.800 73.942.500.000 Tdng sd tien tning dau gia (d) 158.253.337.000 232.195.837.000 Sd tidn chenh Idch giira gia tning va gia 5.080.100.000 22.261.617.200 27.341.717.200 khdi didm Mirc chenh lech gitra gia tning va gia khoi 1,07 1,15 1,12 didm Oan) gia khac giira ngudi triing dau gia va ngudi 3.3.2 Danh gia viec tiiuc hien dau gia quyen su khdng tning dau gia vd khoan tien dat hirdc cua Id dung da't tai du an dieu tra dat, khoan phi phai nop dang ky tham gia diu Ket qua didu tra 150 khach hang tham gia dau gia, gia khdi diem so vdi gia dat ngoai thi tnrdng, gia cho thay clii sd danh gia cua ngudi tham gia dau buoc gia dau gia QSDD, miic ddnh gia cua gia tai du an dau gia QSDD ve khoan tien dat Unrdrc ngudi tham gia dau gia d Ueu chi ddu d mirc ciia Id dat khoan phi phai nop dang ky tham gia tnmg binh (2,97-3,01) Tuy nhien cd su danh gia dau gia gia khdi didm so vdi gia dat ngoai thi tnrong khac vd muc chenh lech giua gia ming dau gia buoc gia dau gia QSDD, mur chenh lech giira so voi gia khdi diem va mdc hai long ve du an dau gia tning dau gia so v{n gia khdi dieni miic dd hai gia QSDD cua ngudi tiling ddu gia va ngudi khdng Idng vc du an daiu gia QSDD cua ngudi tham gia dau UTing dau gia Chi sd danh gia ve muc chenh lech gia dau d muc Q-ung binh (2,94-3,13) gida gia tiling dau gia so voi gia khd] didm cua ngudi Ket qua danh gm cua ngirdi tham gia dau gia tai khdng tiling dau gia la o muc cao (3,63), ngudi dir an dau gia QSDD cho thay khong cd su danh tiling dau gia la d muc trang bmh (3,14) Chi v, ^jni, Ten du an 126 NONG NGHIEP VA PHAT TRIEN NONG THON - KY - THANG 10/2019 KHOA HOC CONG NGHE gia vd miic hai Idng vd du an dau gia QSDD cua nguoi tning dau gia la d muc cao (3,63) cdn nguoi khdng tning dau gia la d miic ti-ung binh (3,08) (bang 3) Bang D4nh gia cua nguoi tham gia dSu gia tai du an dau eii QSDD iNgudi tning dau Ngudi tham gia Ngirdi khong tnJng dau gia dau gia gia STT Tieu chi Thang Tyle Sd phieu Tyle Sd phieu Tyle Sd phieu (phieu) (%) (phieu) (%) (phieu) (%) Ratcao 0 0,00 0,00 2,60 Cao 0.00 10,53 7,79 Trung binh 69 33 94,29 32 84,21 89,61 Khoan tien dat trudc Thdp 2 5.71 5,26 0.00 cua Id dat Rat thap 0 0.00 0,00 0,00 Tdng 35 100.00 38 77 100,00 100,00 Chi sd danh gia 2.94 3,05 3,13 Ratcao 0.00 0,00 0,00 Cao 5,71 9,09 15,79 Khoan phi phai nop Trung binh 30 85.71 73,68 64 83,12 28 dang ky tham gia Thap 8.57 10,53 7,79 dau gia Rat thap 0,00 0,00 0,00 100,00 100.00 100.00 Tdng 35 38 77 Chi sd danh gia 2,97 3,05 3,01 Ratcao 0.00 0,00 0,00 3,90 Cao 7,89 0,00 27 71,05 74,03 d a khdi diem so vdi Ti-ung binh 25 71,43 57 gia dal ngoai thi 10 28,57 21,05 17 22,08 Thdp ti"udTig Rat thap 0,00 0,00 0,00 38 100,00 77 100,00 Tdng 35 100,00 Chi sd danh gia 2,71 2,87 2,82 0,00 1,30 Ratcao 2,86 8.57 0,00 3,90 Cao 92,11 67 87,01 Tmng binh 29 82.86 35 Bude gia tiong dau 5,71 7,89 7,79 Thap gia QSDD 0,00 0,00 0,00 Rat thap 100,00 38 100,00 77 100,00 35 Tdng 3,09 2,92 2,99 Chi sd danh gia 0,00 0 0,00 0,00 Rat cao 14,29 24 63,16 29 37,66 Cao 30 14 85,71 36,84 48 62,34 Muc chenh lech giira Trang binh 0,00 0,00 0,00 gia ti-ung dau gia so Thdp 0.00 0,00 0.00 vdi gia klidi didm Rat thap 100.00 77 100,00 38 100,00 35 Tong 3.63 3,14 3.38 Chi sd danh gia 0.00 14,29 6,49 Rat hai Idng 34,29 14 36,84 26 33,77 12 Hai Idng 34,21 13 36 51,43 46,75 18 Binh thudng Mur dd hai Idng vd 11 28,95 10 0.00 12,99 Klidng hai long du an dau gia QSDD 0,00 0.00 0,00 Rait khdng hai idng 100,00 100.00 38 77 100,00 35 Tdng 3,08 3,34 3,63 Chi sd danh gia NONG NGHIEP VA PHAT TRIEN NONG THON - KY - THANG 10/2019 KHOA HOC CONG N-fta) Hieu qua ve kmh te - Ddi vol \ha nuoc: Su chdnh lech giiia gia tiling dau gia va gia thi tnrong gop phan Iam tang ngudn thu cho ngan sach Nha nude Huy ddng nhieu ngudn vdn cimg tham gia dau tu xay dimg Dau gia QSDD cua du an giiip tang ngudn thu cho ngan sach, tao von dau lu xay dung co sd tang, thuc hidn xa hdi hoa, dau lu cong Irinh cong cong cho dia phucmg So vdi hinh Ihiic giao dat cd thu tien thdng Ihuong thi giao dat thdng qua dau gm QSDD cd hieu qua hon nhieu so vdi giao dat cd thu tien truoc day - Doi vdi nguoi su dung dat: Dat de dau gm cua dii an la dat da duoc phe duydt quy hoach nen tinh an loan rdt cao, ngudi mua duoc Nha nude bao dam tinh phap ly cua thiia dat, duoc dam bao SDD hop phap day du giay td Dau gia QSDD du an duoc tien hanh cdng khai minh bach, thu hiil nhicu ddi luong Iham gia vdi nhieu mirc lra gia khac Tnrdc cudc dau gia dupc Udn hanh ngudi tham gia dau gia duoc nghien ciiu hd so dau gia, khao sal thuc dia va Uen hanh Um hidu Uidng tin tien Uii tiirdng tai khu vuc ddu gia nen da cd Uie nhin nhan, danh gia ve gia tti thuc te manh dat duoc dem dau gia Dau gia QSDD la hinh thiic giao dal cd Uiu Uen sir dung dal Nha nude ttiam gia UTJC Uep vao Uii tiirdng bat ddng san dd Uiu tidn vd diiu tir cac cong trinh phuc loi phuc vu cho phat men kinh te - xa hdi b) Hieu qua ve xa hdi Khai thac cd hieu qua quy dat tao ngudn luc dd thuv hien chuong tiinh xay dung ndng Ihdn mdi, gidi quydt nhu cdu SDD cua nhan dan va cac doanh nghidp, td chiic tang ngudn Uiu cho ngan sach Nha nude, tao cac khu dan cu dong bd vdi he Uidng tang ky thuat, tang xa hoi dap dug duoc nhu cau d cua ngirdi dan, tao dieu kien va mdi tiirong sdng dn dinh, phu hop vdi quy hoach chung cua Uianh phd Bac Ninh \-oi ngudn thu tir dau gia QSDD hr du an ben canh wee dau hi xay dung, cai tao, nang cap he Uidng CO sd lang; he thdng dudng giao Uidng, Uirong hoc, bdnh wen tiiim xa, nha tie, he thdng cap Uioai nude, he Uidng thuy loi he Uidng dien cdng vien, vuon hoa Ngudn vdn huy dgng duoc tu dau gia QSDD hd ti-o dac luc cho viec chuyen dich co cau kinh td co can nganh nghd ap dung cac md hinh san xudt mm tiong nong nghiep Nhieu md hinh san i:s xuat ndng nghiep nidi (trdng rau sach, chan nuo, dJc san ) duoc phd bidn chuyen giao rong rai den nguoi nong dan da gop phin nang cao hieu qua san xuat tiio viec lam cho ngudi dan dac biet la nhung ho gia dinh cd dat bi thu hdi tang thu nhap cho ba ndng dan , c) Hieu qua ddi voi cdng tac quan ly dat dai - Viec td chuc diiu gia QSDD dir an gdp phan timg buoc dua cong tac quan ly Nha nude ve dat dai tren dia ban phd dam bao chat che, dung quy dinh, SDD dung muc dich, kd hoach duoc duyet; kjp thdi ngan chan viec Ian chidm dat cdng, giao dal tiai tham quyen - Khi cac ho gia dinh, ca nhan tiling dau gia thi chi can cd quyet dinh phe duyet ket qua tiling ddu gia, hoa don da nop tien va bien ban giao dat ngoai thuc dia la vdng 15 ke tir lap hd so cap GCN la duoc nhan quydt dinh cip GCN QSDD Vdi du an nghidn cuu ti-ong pham vi cua dd tai, cd tdng sd 195 thiia dat tiling dau gia, cac hd gia dinh, ca nhan da duoc giao dat sau nop xong nghia vu tai chinh, da cap xong GCN QSDD cho tat ca cac hd gia dinh ca nhan t e n Nhung chi cd mdt sd hd gia dinh, ca nhan da xay dung nha d Viec co ban hoan cdng tac cap GCN da tao nidm Un ddi vdi ngudi SDD va tao dieu kien thuan Igi cho cac co quan quan ly dat dai - Dd thuc hidn duoc vi^c dau gia QSDD hieu qua ddng bd, khdng chdng cheo, nhanh chdng, thuan ti^n, giira cac dir an thi cdng lac quy hoach, kd hoach SDD, quy hoach xay dung phai duoc thuc hien trudc moi buoc, cd tam nhin chidn luoc va cd tinh kha lhi Chinh vi vay raa quy hoach dd thi cung duoc phat trien ddng bd hon tianh tinh tiang xay dung khong cd quy hoach 3.3.3 Mot sd tdn tai ban cbd cong tac dau gia quydn sd dung dat a Cdng tic td chuc thuc hien diugia - Mdi sd khu dat dua dau gia khdng cd quy dinh cu the vd quy che quan ly xay dimg hoac thdi han tdi da bat bude phai xay dung nha d ddn ddn tinh trang sau dau gia dat da de ddt hoang hda khong sir dung gay lang phi tai nguyen - Thii tuc de dua duoc mot thua dal vao dau gia hien cdn qua qua nhieu khau, cong doan; tu cd chu truong cho phep dau gia den md phien dau gia hien cdn mat nhidu thoi gian - Hinh thlic dau gia duoc tien hanh ihco hinh thuc bd phidu kin, mac du tao dieu kien Uiuan l
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