Vốn đầu tư trực tiếp nước ngoài vào lĩnh vực bất động sản tại hà nội hiện trạng và giải pháp phát triển

TRUONG DAI HOC KINH TE QUOC DAN VAIHOCKTQD TT THONG TIN THlfVIEN PHONGLUANAN-TULIEU NGUYEN THI HUE VON DAU TU” TRVC TIEP NIOC NGOAIVAO LINH vV san tai nO • c bat dong • • • i- HIEN TRANG VA GIAI PHAP PHAT TRIEN • • Chuyen nganh' Kinh te the gioi va Quan he kinh te quoc te LU AN VAN THAC SY KINH TE • • Ngwffi huong dan khoa hoc: PGS TS NGUYEN THUONG LANG 77/3 53^3 Ha Noi-2011 MUC • LUC • Trang DANH MUC CAC CHU* VIET TAT DANH MUC BANG VA BIEU DO TOM TAT LUAN VAN I.Ol Md DAU Chuang 1: NHUNG VAN DE CHUNG VE VON DAU TU’ TRUC TIEP NUOC NGOAIVAO LINH VUC BAT DONG SAN 1.1 Tam quan cua von dau tu true tiep vao linh vuc bat dong san 1.1.1 Khai niem von dau tu true tiep ' 1.1.2 Khai niem va vai trd cua bat dong san x r \ r r 1.1.3 Tam quan von dau tu true tiep vao linh vuc bat dong san 1.2 Cac chi tieu danh gia hieu qua von dau tu true tiep nude ngoai vao linh vuc bat dong san 1.2.1 Tong von dau tu true tiep vao linh vuc bat dong san 1.2.2 Ty von dau tu true tiep vao linh vuc bat dong san tong von dau tu true tiep nude ngoai vao xa hoi (H) 1.2.3 Co cau von dau tu true tiep nude ngoai vao linh vuc bat dong san theo doi tac va hinh thuc dau tu 1.2.4 Co cau von dau tu true tiep nude ngoai theo linh vuc bat dong san 10 1.2.5 Kha nang hap thu von dau tu true tiep nude ngoai 10 1.3 Kinh nghiem thu hut von dau tu true tiep nude ngoai vao linh vuc bat dong san cua mot so 10 1.3.1 Kinh nghiem cua New Delhi (An Do) 10 1.3.2 Kinh nghiem cua Bae Kinh (Trung Quoc) 12 1.3.3 Kinh nghiem cua Thanh Ho Chi Minh 14 1.4 Bai hoc doi vdi Ha Noi 16 Chuang 2: THUC TRANG VON DAU TU TRUC TIEP NUdC NGOAI VAO LINH VUC BAT DONG SAN TAI HA NOI GIAI DOAN 2006 - 2010 18 2.1 Moi trudng phap ly va dac diem bat dong san Ha Noi 18 2.1.1 Moi trudng phap ly 18 2.1.2 Dae diem bat dong san Ha Noi 23 2.2 Thuc trang von dau tu true tiep nude ngoai vao bat dong san tai Ha Noi giai doan 2006 - 2010 32 r y r r Tong von dau tu true tiep nude ngoai vao linh vuc bat dong san 32 22 r y r r 2.2.2 Ty von dau tu true tiep nude ngoai vao linh vuc bat dong san tong dau tu true tiep nude ngoai toan xa hoi 34 2.2.3 Co cau von von dau tu true tiep nude ngoai vao linh vuc bat dong san theo doi tac va hinh thuc dau tu 36 2.2.4 Co cau von dau tu true tiep nude ngoai theo linh vuc bat dong san 40 2.2.5 Kha nang hap thu von dau tu true tiep nude ngoai 41 2.3 Danh gia von dau tu true tiep nude ngoai vao linh vuc bat dong san tai Ha Noi46 2.3.1 Nhung ket qua dat dugc 46 2.3.2 Nhung han che 49 2.3.3 Nguyen nhan cua nhung han che 53 Chuang 3: DINH HUONG VA GIAI PHAP THU HUT VON DAU TU* TRUC TIEP VAO BAT DONG SAN TAI HA NOI DEN NAM 2015 60 3.1 Dinh hudng thu hut von dau tu true tiep nude ngoai vao linh vuc bat dong san tai Ha Noi den nam 2015 60 3.1.1 Nhung nhan to tac dong den von dau tu true tiep nude ngoai vao linh vuc bat dong san tai Ha Noi den nam 2015 60 3.1.2 Dinh hudng thu hut von dau tu true tiep nude ngoai vao bat dong san tai Ha Noi den nam 2015 61 3.2 Giai phap thu hut von dau tu true tiep nude ngoai vao linh vuc bat dong san tai Ha Noi den nam 2015 64 3.2.1 Hoan thien va phat trien dong bo co sd tang ky thuat 64 3.2.2 Tang cudng cong tac hau kiem doi vdi cac du an bat dong san co von dau tu true tiep nude ngoai 68 3.2.3 Tang cudng cong tac hau kiem doi vdi cac du an bat dong san co von dau tu true tiep nude ngoai 68 3.2.4 Hoan thien moi trubng phap ly ve kinh doanh bat dong san 69 3.2.5 Dieu tiet hop ly lai nhuan cua doanh nghiep dau tu true tiepnude ngoai linh vuc bat dong san .76 3.3 Mot so kien nghi 77 3.3.1 Kien nghi vdi ChinhPhu .77 3.3.2 Kien nghi vdi UBND Ha Noi va Hiep Hoi bat dong san 77 3.3.3 Kien nghi vdi nha dau tu nude ngoai 78 KET LUAN 79 DANH MUC TAI LIEU THAM KHAO 81 DANH MUC CAC CHU VIET TAT Nghia cua tir stt Chir viet tat r Nghia tieng Anh Nghia tieng Viet Business Cooperation Hop dong hop tac kinh Contract doanh BCC BBS BOT Bat dong san Build - Operate - Transfer Hop dong xay dung - kinh doanh - chuyen giao BT Build - Transfer Hop dong xay dung chuyen giao BTO Build - Transfer - Operate Hop dong xay dung chuyen giao - kinh doanh CBRE GDP GPMB FDI Foreign Direct Investment 10 PPP Public Private Patnerships Tap doan CB Richard Ellis Gross Domestic Product Tong san pham quoc noi Giai phong mat bang Dau tu true tiep nude ngoai Hop dong gitra Nha nude vdi nha dau tu tu nhan 11 TNHH Trach nhiem huu han 12 UBND Uy ban nhan dan 13 WTO World Trade Organization To chuc thuong mai the gidi DANH MUC BANG VA BIEU DO BANG Bang 2.1 GDP binh quan dau ngucri, thu ngan sach Ha Noi giai doan 2006 - 2010 23 Bang 2.2 Tong cung - tong cau ve nha o tai Ha Noi 25 Bang 2.3 Ty von FDI vao linh vuc BDS tai Ha Noi giai doan 2006 - 2010 34 Bang 2.4 Von FDI vao linh vuc BDS tai Ha Noi theo hinh thuc dau tu tinh den 31/12/2010 39 Bang 2.5 Danh sach doanh nghiep 100% von FDI Ion dau tu vao linh vuc bat dong san tai Ha Noi 44 BIEU DO Bieu 2.1 Tong luong cung van phong o Ha Noi 28 Bieu 2.2 Tong von FDI vao linh vuc BDS tai Ha Noi giai doan 2006 - 2010 33 Bieu 2.3 Tong so du an FDI vao linh vuc BDS tai Ha Noi giai doan 2006 - 2010 33 Bieu 2.4 Von FDI vao linh vuc BDS giai doan 2006 - 2010 .34 Bieu 2.5 Co cau von FDI tai Ha Noi phan theo nganh nam 2009 35 Bieu 2.6 Co cau von FDI tai Ha Noi phan theo nganh nam 2010 36 Bieu 2.7 So du an theo doi tac FDI vao linh vuc BDS tai Ha Noi tinh den 31/12/2010 36 Bieu 2.8 Von FDI vao linh vuc BDS tai Ha Noi theo doi tac dau tu tinh den 31/12/2010 37 Bieu 2.9 Co cau von FDI vao linh vuc BDS tai Ha Noi theo doi tac dau tu tinh den 31/12/2010 38 Bieu 2.10 Co cau von FDI tai Ha Noi phan theo hinh thuc dau tu nam 2010 40 Bieu 2.11 Von FDI vao lmh vuc BDS tai Ha Noi phan theo linh vuc giai doan 2006 - 2010 41 Bieu 2.12 Gia thue trung binh van phong hang A tai Ha Noi 48 Bieu 2.13 Gia thue trung binh van phong hang B tai Ha Noi 48 TRUING DAI HQC KINH TE QUOC DAN NGUYEN THI HUE VON DAU TV TRtfC TIEP NU*6C NGOAIVAO LINH VUC BAT DONG SAN TAI HA NOl • • • • - HIEN TRANG VA GIAI PHAP PHAT TRIEN • • Chuyen nganlv Kinh te the gioi va Quan he kinh te quoc te TOM TAT LU AN VAN THAC SY • • Ngir&i hurting dan khoa hoc’ PGS TS NGUYEN THVdNG LANG Ha Noi-2011 i Chiroug LY LUAN CHUNG VE VON DAU TU* TRIG TIEP NIOC • • NGOAI VAO LINH VU'C BAT DONG SAN • • 1.1 Tam quan cua von dau tir true tiep nude ngoai vao linh vuc bat dong san 1.1.1 Khai niem von dau tut true tiep nude ngoai Dau tu true tiep nude ngoai la viec nha dau tu nude ngoai dua vao thi trudng noi dia cua mot nude khac von bang tien va cac tai san hop phap khac de tien hanh hoat dong dau tu va tham gia quan ly hoat dong dau tu Nguon von FDI: dugc thuc hien tir nguon von tu nhan, von cua cac cong ty nham thu lgi nhuan cao hon qua viec san xuat kinh doanh d nude ngoai Nguon von FDI cd the di chuyen vao nhieu linh vuc cd linh vuc BDS 1.1.2 Khai niem va vai tro cua bat dong san 1.1.2.1 Khai niem Dieu 181 cua Bo Luat Dan su Viet Nam quy dinh “Bat dong san la cac tai san khong the di ddi dugc” Nhu vay, BDS trudc het phai la tai san, nhung khac vdi cac tai san khac la chung khong the di ddi dugc Hay noi each khac, BDS la dat dai va nhung vat the ton tai tren dat va chi cd the dugc su dung trang thai khong tach rdi dat hoac la nhung vat the ma dich chuyen se bi hu hai (tinh chat, cong nang, hinh thai se thay ddi) hoac ton nhieu cong sue va chi phi nhu cac cong trinh kien true, cong trinh lap ghep 1.1.2.2 Vai tro cua bat dong san La tai san tich luy gia tri ldn cua mdi quoc gia va tung ho gia dinh BDS, tham gia vao thi trudng, cung cap mot lugng von tai cho X XXX r 1.1.3 Tam quan von dau tw trice tiep nude ngoai vao linh vwc bat dong san Thu nhat, FDI cung cap von cho thi trudng BDS ii Thu hai, nha dau tu nudc ngoai mang vao nude nhung thiet ke hien dai cung cong nghe thi cong tien tien cua cac quoc gia phat trien Thu ba, nang cao nang luc canh tranh cua cac doanh nghiep BDS nudc Thu tu, gop phan tang nguon thu va tao dieu kien cai thien tinh hinh ngan sach Nha nudc Thu nam, giai quyet mot phan viec lam, nang cao chat luong lao dong, phat trien nguon nhan luc nganh Thu sau, gop phan bu dap cac khoan thieu hut ngoai te can can toan quoc te Thu bay, md rong hop tac kinh te quoc te linh vuc BDS 1.2 Cac chi tieu danh giai hieu qua von dau tit trirc tiep nudc ngoai vao linh vcc bat dong sau o r r a r 1.2.1 Tong von dau tu truc tiep nudc ngoai vao link vuc bat dong san Day la chi tieu phan anh khoi luong tuyet doi von FDI vao linh vuc BDS bao gom luong von di chuyen mot nam va tong so luong von mot giai doan r r Chi tieu cho biet quy mo von FDI vao linh vuc BDS r /Cfaa A 1.2.2 Ty von dau tir true tiep nudc ngoai vao link vuc bat dong san H = Von FDI vao linh vuc BDS _ _ X 100% Tong von FDI vao xa hoi Chi tieu cho biet ty luong von FDI vao linh vuc BDS chiem bao nhieu tong luong von FDI Day la chi tieu phan anh muc thu hut von FDI cua linh vuc BDS so vdi linh vuc khac 1.2.3 Cu cau von dau tu truc tiep nudc ngoai vao link vuc bat dong san r A theo doi tac va hinh thuc dau tu - Theo doi tac: Day la chi tieu phan anh nha dau tu tu quoc gia va vung lanh tho nao dau tu vao linh vuc BDS nhieu hon 70 Dieu 67, Luat Dat dai 2003 quy dinh: thdi han Nha nude giao dat hoac cho thue khong qua 70 nam Tuy nhien, theo Dieu 32, Nghi dinh 84/2007/ND-CP 25/05/2007 lai quy dinh: thoi han thue dat cho cac du an co muc dich nha d la 70 nam, neu co nhu cau thi duoc gia han su dung nhieu lan, moi lan khong qua 70 nam va nha dau tu nudc ngoai khong phai nop tien thue dat cho thdi gian duoc gia han Su thieu nhat quan dan tdi viec cac dia phuong co the van dung khac cho du an Chinh vi vay, thdi han cho thue dat 70 nam cung can duoc ap dung cho cac du an khong phai Theo quy dinh tai Dieu 10, Nghi dinh 139/2007/ND-CP 5/9/2007 hudng dan chi tiet thi hanh mot so dieu cua Luat doanh nghiep, doi vdi viec mot doanh nghiep nudc ngoai dau tu hoac gop vdn vao mot doanh nghiep nudc thi khong co han che gi ve ty le co phan hoac gia tri vdn nam giu doanh nghiep Theo Dieu 108, Luat Dat dai 2003, thu tuc ap dung doi vdi cac doanh nghiep Viet Nam va doanh nghiep co vdn dau tu nudc ngoai viec trien khai du an BDS la khac Dieu 108 quy dinh: doanh nghiep co vdn dau tu nudc ngoai hoac doanh nghiep co vdn sd r a r huu nudc ngoai chi duoc lua chon hinh thuc thue dat cua Nha nudc tra tien thue dat hang nam hoac thue dat tra tien thue dat mot lan cho ca thdi gian thue Trong do, doanh nghiep nudc duoc lua chon hinh thuc Nha nudc giao dat co thu tien str dung dat hoac thue dat cua Nha nudc Nhu vay, truong hop mot nha dau tu nudc ngoai mua lai da sd cd phan cua mot cdng ty nudc, tu each cua cdng ty co duoc chuyen tu cdng ty nudc cdng ty nudc ngoai hay khong? Luat khong quy dinh ve anh hudng cua thay doi va cung nhu khong quy dinh trinh tu, thu tuc cu the lien quan, nhu: truong hop nay, cdng ty noi tren co duoc xem la doanh nghiep co vdn dau tu nudc ngoai hay khong va neu co, cdng ty co can thay doi giay 71 chung nhan dang ky kinh doanh giay chung nhan dau tu hay khong; trudng hop khong thue dat cua Nha nude, cong ty co can ky hop dong thue dat va dieu chinh hinh thuc/tinh trang cua khu dat giay chung nhan quyen su dung dat tir “dat Nha nudc giao” “dat thue cua Nha nudc” cho phu hop hay khong? Vi vay, luat doanh nghiep can phai quy dinh cu the vdi nhung trudng hop nhu tren cung de tir doanh nghiep cd can cu de thuc hien Nhieu trudng hop qua trinh thi hanh luat mdi sinh, can cd van ban phap quy kip thdi dieu chinh hudng dan doanh nghiep thi hanh Cd su phan biet nua cac quy dinh hien hanh, la ve cap giay chung nhan quyen sd huu nha d va tai san khac Cac quy dinh hien hanh cua Viet Nam chi cho phep cac ca nhan va to chuc nudc ngoai mua nha d nhung khong duoc phep sd huu cac tai san thuong mai khac nhu van phdng tai Viet Nam Trong do, ddi vdi ngudi mua nudc se duoc cap giay chung nhan Nhu vay, can ban hanh mot quy dinh cd tinh X A Z A toan dien ve quyen sd him lien quan den don vi van phdng va mat bang ban le va mat bang thuong mai khac cho phep chu dau tu ban cac don vi noi tren cho nhung ngudi dupe quyen mua tai Viet Nam Dieu cung phu hop vdi luat hien hanh tai cac nudc khu vuc va khuyen khich cac chu dau tu bat dong san tham gia vao viec phat trien linh vuc BDS tai Viet Nam Ve he thong chinh sach de thu hut vdn FDI, cu the nhu sau: - Chinh sach gia dat: Hien nay, gia dat tren thi trudng d Ha Noi cao ngang ngua gia dat d cac phat trien tren the gidi, tham chi cao hon, thu nhap cua dan cu kha thap The nhung cac du an nha d, chung cu, khu thi mdi, biet thu lien ke tao nguon cung rat nhieu ma van khong dap ung du nhu cau cua dai da sd ngudi dan song va lam viec tai Gia nha dat cao, thu nhap thap, nhung cac du an dupe chao ban den dau het den Nhu vay, thi trudng BDS Ha Noi dang bi hon loan bdi gia dat “ao” va dau co nham hudng chenh lech cao Mot van de nua la, ban hanh khung gia dat nhung gia dat giao dich tren thi trudng lai cao hon rat nhieu, gap 2-3 lan De rut ngan khoang each chenh lech giua gia dat Nha nudc ban 72 hanh va gia thi truong, Nha nuoc lai dieu chinh tang khung gia dat Dieu lai lam day gia dat tren thi truong len cao hon nua Viec thu hut von FDI vao BDS cung lam cho dat nong nghiep bi thu hoi rat nhidu Tuy nhien, viec den bu lai theo khung gia dat nen cung gay nhieu bat cap cong tac giai phong mat bang de tao quy dat thu hut dau tu nudc ngoai Hon nira, Dieu 11, Nghi dinh so 69/2009/ND-CP 13/8/2009 quy dinh Nha nudc cho thue dat cd thu tien thue dat va can co phe duyet phuong an boi thuong can tien hanh xac dinh lai gia dat can cur vao gia chuyen nhuong quyen su dung dat thuc te tren thi trudng, gia dat theo thi trudng tai Ha Noi lai qua cao, A A f A do lam tang chi phi thue dat va boi thuong giai phdng mat bang cua nha dau tu Dieu cung lam han che thu hut FDI Do vay, Ha Noi can nghien cuu, xay dung mot he thong mdi ve dinh gia dat va boi thuong, xay dung mot he thong quan ly gia dat de gia dat theo dung cung - cau thi trudng va co quan quan ly kiem soat duoc tinh trang dau co, thdi phdng gia - Chinh sach tin dung: Dy an BDS thuong la nhung dy an dau tu can vdn ldn va a r az dau tu dai han, nhung khong tiep can duoc cac nguon vdn tin dung tuong ung, nen cac nha dau tu da dung nguon vdn tin dung ngan han de dau tu vdi hy vong san pham se tieu thu va thu hoi nhanh de tra goc va lai cho ngan hang Hien nay, dieu kien nen kinh te co nhieu bien dong, tam ly khach hang khong on dinh, sue mua sut giam, nen ke hoach kinh doanh, thu hoi vdn nhanh cua doanh nghiep da khong phu hop va gay nhidu trd ngai cho cac dy an dau tu vao BDS Mat khac, neu huy dong vdn bang cac dang hop dong gop vdn nhu hien thi cac chu dau tu nam uu the, ngudi gop vdn de hinh BDS lai chiu nhieu rui ro Do vay, Nha nudc can cd chinh sach tin dung hop ly, thong thoang, minh bach, tao dieu kien thuan loi cho nha dau tu Vdi thuc trang thi trudng BDS hien nay, chinh sach tin dung that chat cua Ngan hang Nha nudc Viet Nam la phu hop 73 Chinh sach tin dung that chat cua Ngan hang Nha nudc hien la thuc hien giam toe va ty du ng cho vay linh vuc phi san xuat so vdi nam 2010, nhat la linh vuc BDS, chung khoan; den 30/6/2011, ty du ng cho vay linh vuc phi san xuat so vdi tdng du ng tdi da la 22% va den 31/12/2011, ty tdi da la 16% Vdi chinh sach tin dung that chat nay, co hoi de nha dau tu co the vay nguon vdn cua ngan hang bi han che, mot thuc te la vdi viec dau tu vao du an BDS, nha dau tu ciin ngudn von rat ldn ma nguon vdn tu co thudng khong the du ldn nhu yeu cau Chinh sach tin dung that chat gay kho khan cho nha dau tu Do do, thuc hien giai phap khoanh ng, gian ng cho doanh nghiep vua co tac dung giup cho ngan hang gifr dugc r i r \ khach hang va vdn vay, vira tranh dugc nguy co vd cua nhieu doanh nghiep co vdn FDI linh vuc BDS, tao su an tam de khach hang manh dan mua BDS trd lai, pha bang va phuc hoi sue mua cho thi trudng, tu thao gd kho khan cho chinh doanh nghiep co vdn FDI va ngan hang Tuy nhien, viec khoanh va gian ng chi thuc hien vdi nhung du an dang trien khai dau tu, khong khoanh va gian ng ddi vdi nhung du an dang qua trinh den bu, giai phdng mat bang va nhung du an ma nha dau tu da huy dong vdn cua khach hang nhung su dung sai muc dich, bdi nhu vay ngan hang se phai chiu rui ro ldn Can tiep tuc day manh cai each thu tuc hanh chinh theo hudng thong thoang va tap trung mot dau mdi Giam dan cac tieu chi viec xem xet, tham dinh du an, chi tap trung vao mot sd tieu chi co ban ma van phan anh dugc dung kha nang cua nha dau tu va chat lugng cua du an nhu: tu each phap ly, nang luc tai chinh cua nha dau tu, muc phu hgp cua du an vdi quy hoach cua pho, lgi ich kinh te - xa hoi ma du an mang lai, trinh ky thuat cong nghe, tinh hgp ly cua viec su dung dat Ddi vdi nhung tieu chi co ban khong dugc xem nhe, phai tham dinh that can than, dung dan Hien nay, theo Quyet dinh sd 37/2010/QD-UBND 20/8/2010 cua UBND r Ha Noi ban hanh Quy dinh mot sd noi dung ve quan ly cac du an dau tu tren r y ' dia ban Ha Noi, quy dinh thdi gian kiem tra, phe duyet chap thuan du an la 74 khong qua 30 (trong thdi gian kiem tra cua co quan dau moi la khong qua 25 r r re ngay, thdi gian phe duyet chap thuan cua UBND la khong qua ngay) Doi vdi du an phat trien nha d cd tong so nha d tir 2500 can trd len, thdi gian kiem tra, phe duyet chap thuan du an la khong qua 40 (trong thdi gian lay y kien cua cac Sd lien quan cua pho, cac Bo la khong qua 20 ngay; thdi gian tong hop y kien cua cac Bo va cac Sd, nganh Thanh pho, bao cao Uy ban nhan dan co Td trinh Thu tudng Chinh phu tdi da la 10 ngay; thdi han co van ban thong bao den chu dau tu r r i r r, sau co y kien chap thuan cua Thu tudng Chinh phu, Uy ban nhan dan tdi da la 10 ngay) Nhu vay, thdi gian kiem tra, phe duyet chap thuan du an qua dai Can rut ngan thdi gian xet duyet, tham dinh, cap giay phep dau tu, cu the: 20 lam viec doi vdi cac du an khuyen khich dau tu, 10 lam viec doi vdi cac du an dac biet khuyen khich dau tu Tuy nhien doi vdi cac du an co quy md vdn ldn va dien tich dat su dung ldn, thdi gian cap giay phep dau tu phu thuoc vao xem xet va quyet dinh cua Bo Ke hoach va Dau tu va Van phong Chinh phu Can rut ngan thdi gian xet duyet tat nhien sau da qua qua trinh tham dinh chac chan va ky ludng, khong duoc de tinh trang vi rut ngan thdi gian ma tham dinh “qua loa, dai khai” lam giam hieu qua cua cdng tac tham dinh Ngoai ra, can td chuc nhung cuoc doi thoai giua lanh dao vdi cac doanh nghiep cd vdn FDI theo dinh ky (quy hoac thang) de tiep nhan nhung thac mac va hieu duoc nhung kho khan cua doanh nghiep cd vdn FDI qua trinh lam thu tuc hanh chinh va qua trinh trien khai du an dau tu, dac biet la nhung kho khan ve viec nam bat co che, chinh sach va kho khan ve giai phong mat bang de cang thuc hien duoc muc tieu cai each thu tuc hanh chinh trinh dap ung yeu cau hoi nhap Mat khac, de thuc hien dung dinh hudng va chinh 75 sach thu hut von FDI cua pho, can bo quan ly phai co trinh de tham dinh du an co von FDI, ma khau tham dinh du an la khau rat quan trong, la khau quyet dinh cap khong duoc chat che, dung dan, khong phat hien sai pham cua chu dau tu de dieu chinh kip thoi, dan den nhieu he luy nhu cham tien do, cham giai ngan, su dung von sai muc dich Vi vay, yeu cau cang nang cao trinh cua can bo quan ly la yeu cau cap thiet Tuy nhien, nang cao trinh can bo quan ly phai dong thoi vdi viec nang cao pham chat dao due, loi song, phong each lam viec Pham chat dao due cua can bo quan ly dau tu va xay dung kem dan den viec lgi dung nhung ke hd cua co che chinh sach, lgi dung chuc quyen, vi tri cong tac de true lgi bat chinh, gay kho khan, sach nhieu nha dau tu, lam giam long tin cua nha dau tu Nang cao trinh do, dao due can bo quan ly vdi cac viec lam cu the sau: - Thanh phd phai cd ke hoach cu the ve dao tao nguon nhan luc de dap ung nhu cau ve can bo quan ly; luon quan tam nang cao chat lugng dao tao - Cd chinh sach thu hut nhan tai cho phd, thu hut nhan luc cd trinh do, am hieu kien thuc ve dau tu, ngoai ngu - Dao tao ngoai ngu cho can bo quan ly linh vuc dau tu; dao tao chuyen sau cac can bo dang lam viec cac linh vuc khac lien quan den dau tu - Lien ket vdi nudc ngoai de dao tao can bo quan ly; to chuc cac buoi hoi thao vdi cac to chuc nudc ngoai cd uy tin de hoc hoi kinh nghiem quan ly - Xu ly triet de bo phan can bo quern ly dau tu va xay dung cd pham chat dao due cua kem, lgi dung de tham nhung, true lgi bat chinh 76 y r r 3.2.5 Bieu tiet hop ly loi nhuan cua doanh nghiep dau tic true tiep nudc ngoai r linh vuc bat dong san a Hien nha dau tu nudc ngoai xo dau tu vao linh vuc BDS de thu loi nhuan cao, dan den mat can ddi co cau nganh kinh te va lam khong dat duoc muc tieu phat trien kinh te - xa hoi Vi vay, can thiet phai dieu tiet lgi nhuan cua vdn FDI linh vuc BDS de khuyen khich vdn FDI dau tu phat trien vao cac nganh nghe khac, tao co cau nganh nghe hop ly, tranh dau tu don vao mot linh vuc, nganh nghe Viec dieu tiet loi nhuan cd the bang each: - Quy dinh nha dau tu chia loi nhuan cho nguoi bi thu hoi dat: cac du an BDS can quy dat ldn va hau het dat thu hoi de xay dung du an BDS deu tu dat nong nghiep Trong muc gia dat nong nghiep duoc den bu rat thap, ke ca trudng hop Nha nudc ho tro them thi cung khong tuong xung vdi su bien dong cua gia thi trudng Do vay, ngudi nong dan rat thiet thoi, chua ke mat dat nong nghiep, ho khong dat de lam viec dan den that nghiep De tao cong bang cho ngudi bi thu hoi dat, Luat Dat dai, Luat Kinh doanh bat dong san phai quy dinh ro rang nha dau tu chia loi nhuan cho ngudi bi thu hoi dat du an hinh chu khong chi tra tien den bu la xong - Yeu cau nha dau tu ho tro kinh phi thuc hien co sd tang vua nham muc tieu phat trien co sd tang ky thuat cho pho, vua dieu tiet duoc muc loi nhuan Yeu cau can duoc nghien cuu va cu the hoa cac quy dinh phap ly de bao dam tinh ro rang, minh bach - CSn co nhung dinh che ro rang, nghiem khac vdi nha dau tu chuyen nhuong du an nham muc dich true loi Loi nhuan thu duoc tir viec chuyen nhuong du an la kha cao vi vay can xu phat nghiem khac vdi cac trudng hop vi pham 77 3.3 Mot so kien nghi Kien nghi vdi Chinh Phu 3.3.1 - Can thuong xuyen kiem tra, giam sat viec cap giay phep dau tu cua cac dia phuong de tranh tinh trang chay theo tich, cap phep bua bai, chat luong du an bi xem nhe, mdt can doi nganh, chua phu hop vdi chinh sach thu hut va muc tieu phat trien kinh te - xa hoi cua Nha nudc - Cdn cd chinh sach tien te va tai khoa linh hoat dieu tiet thi truong BDS hien Nhung kinh nghiem va bai hoc tu cuoc khung hoang tai chinh My nam 2008 cho thay nguyen nhan xau xa la su sup cua thi truong BDS Cac cdng ty tai chinh My cho vay qua nhieu de mua nha dan den tinh trang bong bong cua thi truong BDS - Can co giai phap cu the minh bach thi truong BDS tranh tinh trang cap phep theo kieu ”xin cho”: cdng bo rong rai tren phuong tien thong tin dai chung cac du an se dang, xu phat mot each nghiem minh doi vdi cac can bo loi dung chuc quyen nham true loi ca nhan 3.3.2 Kien nghi vdi UBND Ha Noi va Hiep Hoi bat dong san 3.3.2.1 Doi vdi UBND Ha Noi - Can tham dinh cac du an dau tu mot each chat che, ky luong khong nen coi nhe tinh hieu qua cua du an di doi vdi muc tieu phat trien kinh te - xa hoi tuong lai cua - Can co co quan chuyen trach va doi ngu can bo co du nang luc tham dinh du an, cung nhu tra, kiem tra du an Doi vdi du an cham giai ngan vdn, gay lang phi dat dai, anh hudng den my quan thi thi nen dung luon hoac co bien phap xu ly mot each nghiem khac a /■ a a r - Can cd chinh sach thu hut vdn FDI vao xay dung co sd tang Nguon vdn nudc dau tu xay dung co sd tang han che, mot mat can phai dau tu co diem, rut kinh nghiem trudc trien khai dien rong, mat khac can khuyen 78 khich nhieu hinh thuc dau tu tir cac nguon khac cung voi su ho tro cua Nha nudc cho phd - Phai xac dinh duoc nha dau tu nao nen lua chon va keu goi, khong keu goi dau tu tran lan Dua cac tieu chuan cu the de danh gia va lua chon nha dau tu 3.3.2.2 Kien nghi vai Hiep Hoi bat dong san Ha Noi - Co trach nhiem hudng dan cho cac nha dau tu nudc ngoai ve cac thu tuc hanh chinh dau tu vao BDS Ha Noi, giup cac nha dau tu de dang hon tham gia dau tu - Dai dien cho nha dau tu kien nghi vdi cac cor quan cd tham quyen de giai quyet, thao gd kho khan de du an cd the trien khai nhanh chong horn - To chuc nhieu horn cac chuong trinh xuc tien dau tu - thuong mai - dich vu - hop tac qudc te cung cap thong tin, tu van, to chuc hoi nghi, hoi thao ve nganh, linh vuc lien quan den BDS 3.3.3 r Kien nghi vdi nha dau tir nude ngoai - Can phoi hop chat che vdi cor quan quan ly de thao gd vudng mac qua hop vdi cor quan chuc nang thi nha dau tu khong giai quyet duoc Nha dau tu nudc ngoai can de xuat vdi cor quan quan ly phuong hudng giai quyet - Can chuan bi tot ve nguon tai chinh cung nhu ky thuat trudc tham gia dau tu vi day la yeu tot then chot tao nen su cong cua du an - Can nghiem tuc trien khai du an theo dung cam ket Neu khong trien khai dugc, nha dau tu cd the chu dong xin rut giay phep dau tu de tranh tinh trang lang phi dat cua nudc sd tai 79 KET LUAN • Von FDI dong vai tro quan trong tang truong kinh te, gop phan chuyen dich co cau kinh te Ha Noi noi chung va giup cho thi trudng BDS phat trien noi rieng Nghien cuu de tai ”Von FDI vao linh vuc BDS tai Ha Noi - Hien trang va giai phap phat trien” da thu duoc mot so ket qua > z r \ \ f Chuong luan van da de cap den nhung van de ly luan chung ve von FDI vao linh vuc BDS tai Ha Noi: - Dua duoc khai niem chung ve dau tu true tiep nudc ngoai - Tam quan cua von FDI vao linh vuc BDS: cung cap mot nguon von ldn cho thi trudng nudc noi chung cung nhu thi trudng BDS noi rieng, dua thiet ke mdi hien dai, cong nghe thi cong hien dai vao cho pho, tang sue canh tranh cua cac doanh nghiep BDS, tang thu ngan sach cua dia phuong - Dua duoc cac chi tieu de danh gia von FDI vao linh vuc BDS la nhieu hay F •» r a \ it so vdi cac linh vuc khac, chiem ty bao nhieu tong vdn dau tu, nha dau tu nao dau tu nhieu hon, hinh thuc dau tu nao thu hut duoc nha dau tu nhieu hon va kha nang cap vdn cua nha dau tu - Nghien cuu kinh nghiem cua NewDeli (An Do), Bac Kinh (Trung Qudc), Thanh Ho Chi Minh da dua duoc bai hoc hieu qua va phu hop vdi Ha Noi vi du nhu xac dinh thdi gian su dung dat mot each hop ly, ho tro giai phdng mat bang, quy dinh khong duoc ban du an chua xay dung - Dua duoc bai hoc ve thu hut vdn FDI vao linh vuc BDS vao Ha Noi nhu xac dinh thdi gian su dung dat mot each hop ly, quan ly va giam sat qua trinh su dung dat, quy dinh chat che ve sd von dau tu tdi thieu cho du an Chuong luan van da de cap den thuc trang vdn FDI vao linh vuc BDS tai Ha Noi giai doan 2006 - 2010: 80 - Viec thu hut vdn FDI vao linh vuc BDS d Ha Noi dang tang len manh me va co tiem nang phat trien cao horn nua Do la viec lam phu hop vdi muc tieu phat trien kinh te - xa hoi cua Ha Noi Viec thu hut vdn FDI vao linh vuc BDS gop phan tang luong cung cho thi trudng ma nhu cau ve BDS tai Ha Noi cang cao - Nhung ket qua dat dugc va nhung ton tai han che thu hut vdn FDI vao linh vuc BDS nhu mat can ddi co cau dau tu, gay lang phi dat, tac dong den cac nganh kinh te khac, gay anh hudng den xa hoi Chuong luan van da de cap den phuong hudng va giai phap thu hut vdn FDI vao linh vuc BDS den nam 2015: - Dua nhung nhan to anh hudng den thu hut vdn FDI vao linh vuc BDS nhu nen kinh te tang trudng on dinh, quy hoach chung xay dung thu den nam 2030, tam nhin 2050 - Phuong hudng thu hut vdn FDI vao linh vuc BDS tai Ha Noi den nam 2015: thu hut vdn FDI cd chon loc; cai thien mdi trudng kinh doanh; can ddi co cau dau tu theo nganh, linh vuc khac; thuc day su gia nhap thi trudng BDS cua cac quy - Dua cac giai phap cu the nhu: hoan thien va phat trien dong bo co sd tang ky thuat; day manh xuc tien dau tu; can cd mot doi ngu can bo du nang luc, kha nang cong tac tham dinh du an dau tu de lua chon duoc nha dau tu cd du ca nang luc tai chinh va ky thuat; can cd bien phap cung ran xu ly ddi vdi nhung du an cham tien do, gay lang phi dat dai, nhung du an sai muc dich, nhung du an chuyen nhuong de thu loi nhu thu hoi giay phep dau tu, xu phat 81 DANH MUC TAI LIEU THAM KHAO • • ■yr r Le Xuan Ba - Tac dong cua dau tu true tiep nudc ngoai tdi tang trudng kinh te d Viet Nam, Nxb Khoa hoc ky thuat, Ha Noi Nguyen Dinh Bong (2005) - Nghien cuu doi mdi he thong quan ly dat dai de hinh va phat trien thi trudng bat dong san d Viet Nam, Bo tai nguyen va moi truong, Ha Noi Chinh phu nude CHXHCN Viet Nam (2004) - Nghi dinh so 188/2004/ND-CP 16/11/2004 ve phuong phap xac dinh gid dat va khung gid dat cac loai Chinh phu nudc CHXHCN Viet Nam (2007) - Nghi dinh so 84/2007/ND-CP 25/5/2007 quy dinh bo sung ve viec cap giay chung nhan quyen su dung dat, thu hoi dat, thuc hien quyen sir dung dat, trinh tu, thu tuc boi thuang, ho tra, tdi dinh cu Nha nudc thu hoi dat va giai quyet khieu nai ve dat dai Chinh phu nudc CHXHCN Viet Nam (2009) - Nghi dinh so 69/2009/ND-CP > ■> r r x r > 13/8/2009 quy dinh bo sung ve quy hoach su dung dat, gid dat, thu hoi dat, boi thuang, ho tra va tdi dinh cu Le Xuan Ba, Tran Kim Chung (2006) - Chinh sach thu hut dau tu vao thi trudng bat dong san Viet Nam, Nxb chinh tri quoc gia, Ha Noi Tran Kim Chung (2006) - Moi trudng dau tu bat dong san Viet Nam: ca sd ly luan, thuc trang va giai phap, Vien nghien cuu quan ly kinh te Trung uong, Ha noi Td Xuan Dan (1999) - Giao trinh Kinh te hoc quoc te, Nxb Thong ke Ha Noi Nghiem Xuan Dat (2003) - Giai phap thu hut von dau tu true tiep nudc ngoai vao Thu Ha Noi giai doan 2003 - 2010, Phat trien Ha Noi trung tam Tai chinh tien te, tr.153 - 157 10 Tran Quoc Hung (2006) - Nghien cuu phat trien hoat dong kinh doanh bat dong san a Viet Nam, Luan an Tien sy kinh te, Trudng Dai hoc kinh te quoc dan, Ha Noi ~ rrr 11 Do Due Binh, Nguyen Thuong Lang (2005) - Giao trinh Kinh te Quoc te, Nxb Chinh tri Quoc gia, Ha Noi 82 12 Nguyen Thuy Linh (2006) - Dau tu true tiep nude ngoai vao Viet Nam sau khung hoang tdi chinh tidn te Chau A, Luan van thac sy kinh te chinh tri, Truong Dai hoc Quoc Gia Ha Noi, Ha Noi 13 Nguyen Thi Ly(2008) - Dau tu true tiep nudc ngoai vao thi trudng bat dong san Viet Nam - Thuc trang va gidi phap, Luan van thac sy, Trucmg DH Kinh te quoc dan 14 Vo Hong Phuc (2003) - Mdi trudng va chinh sach thu hut dau tu nudc ngoai cua Viet Nam, Phat trien Ha Noi trung tam Tai chinh - tien te 15 Quoc hoi nudc CHXHCN Viet Nam (2003) - Luat dat dai so 13/2003/QH11 26/11/2003 16 Le Dinh Thang (2000) - Giao trinh Nguyen ly thi trudng nhd dat, Nxb Chinh tri quoc gia Ha Noi 17 Dinh Trong Thinh (2006) - Tdi chinh qudc te, Nxb Tai chinh 18 Vuong Due Tuan (2002) - Dau tu true tiep nudc ngoai tren dia ban Ha Noi, Luan van thac sy, Truong DH Kinh te qudc dan 19 Vuong Due Tuan (2006) - Hoan thien ca che, chinh sach thu hut dau tu true tiep r r nudc ngoai d thu Ha Noi giai doan 2001 - 2010, Luan an tien sy kinh te, Trudng DH Kinh te qudc dan 20 Bo xay dung, Uy ban nhan dan Thanh phd Ha Noi (2011) - Quy hoach chung xay dung thu den nam 2030, tam nhin 2050 21 Uy ban nhan dan Thanh phd Ha Noi (2006) - Quyet dinh sd 153/2006/QD-UBND 31/8/2006 ban hanh Qui dinh tam thdi ve quan ly dau tu, xay dung va kinh doanh du an khu thi mdi, khu nhd d tren dia ban Thanh phd Ha Noi 22 Uy ban nhan dan Thanh phd Ha Noi (2010) - Quyet dinh sd 26/2010/QD-UBND \ r r \ > 21/6/2010 ve viec sua doi, bo sung, thay the mot sd dieu cua Qui dinh tam thdi ve quan ly dau tu, xay dung va kinh doanh du an khu thi mdi, khu nhd d tren dia ban Thanh phd Ha Noi ban hanh kem theo Quyet dinh sd 153/2006/QD-UBND 31/8/2006 83 23 Uy ban nhan dan Thanh Ha Noi (2010) - Quyet dinh so 37/2010/QD-UBND 20/8/2010 ban hanh Qui dinh mot so noi dung ve quan ly cac du an dau tu tren dia ban Ha Noi 24 Uy ban nhan dan Thanh Ha Noi (2009) - Quyet dinh so 124/2009/QD-UBND 29/12/2009 ve viec ban hanh Quy dinh gid cac loai dat tren dia ban Ha Noi nam 2010 25 Uy ban nhan dan Thanh Ha Noi (2010) - Quyet dinh so 59/2010/QD-UBND r r 28/12/2010 ve viec ban hanh Quy dinh gid cac loai dat tren dia ban Ha a Noi nam 2011 PHU• LUC • QUY HOACH CHUNG XAY DU'NG THU DO HA NQI DEN NAM 2030 VA TAM NHIN DEN 2050 The Ha Noi capital construction master plan to 2030 and vision to 2050 DINH HlfCJNG PHAT TRIEN KHONG GIAN Spatial development orientation hANAU