Công tác định giá các dự án đầu tư xây dựng lại nhà chung cư cũ ở hà nội tại công ty cổ phần bất động sản dầu khí thực trạng và giải pháp

TRUONG DAI HOC KINH TE QUOC DAN - £0) £0) ♦♦♦ 0&03 - TRINH QUANG TIEN DAI HOCKTQD TT THONG TIN THO VIEN PHONG LUAN AN - TV LIEU CONG TAC DINH GIA CAC DIT AN DAU TK XAY DUNG LAI NHA CHUNG CK CU U HA NOI TAI CONG TY CO PHAN DAT DONG SAN DAU KHI: THUC TRANG VA GIAI PHAP ■ ■ Chuyen nganlv Kinh te dau tu Ma so: 60.31.05 LUAN VAN THAC SY KINH TE ■ ■ Ngu’d’i huang d£n khoa hoc: PGS.TS.HOANG VAN CUONG HA NOI - 2009 ■ LOI CAM DOAN Toi xin cam doan day la cong trinh nghien cdu doc lap cua ban than vdi su giup d& cua cac giao vien hu&ng dan Nhdng thong tin, dd lieu, s6 lieu dua luan van dugc trich dan ro rang, day du ve nguon g6c Nhdng s6 lieu thu thap va tong hgp cua ca nhan dam bao tinh khach quan va trung thgc th l • Tac gia Trinh Quang Tien LOI CAM ON Tac gia xin tran cam an cac thay co giao Truong Dai hoc Kinh te ' ' r \ quoc dan, nhat la cac can bo, giang vien Khoa Kinh te dau tu, Vien Dao tao Sau Dai hoc da giup va tao dieu kien cho tac gia hoan ban luan van Dac biet tac gia xin tran cam an giao vien hudng dan - PGS.TS.Hoang Van Cuong da het ldng ung ho va hudng dan tac gia hoan luan van Tac gia cung xin tran cam an cac dong nghiep tai Ban quan ly du an Cong ty Co phan Bat dong san Dau da quan tam giup do, tao dieu kien thuan lai cho tac gia cong tac nghien cuu Xin tran cam an cac can bo tham dinh da ho tra, giup tac gia viec thu thap thong tin, tai lieu phuc vu cho luan van Xin cam an ban be, dong nghiep va gia dinh da giup do, chia se kho khan /■ va dong vien tac gia suot qua trinh hoc tap va nghien cuu de hoan luan van Xin tran cam an ! nn r •t Tac gia Trinh Quang Tien MUC LUC • • Lbi cam an Danh muc cac chu viet Danh muc bang bieu Danh muc so do, bieu TOM TAT MO DAU CHUONG 1: CO SO LY LUAN CUA VIEC DINH GIA BDS TU CAC DU AN CAI TAO, XAY DUNG LAI NHA CHUNG CU CU 1.1 Sir can thiet phai cai tao nha chung cu cu tai Ha noi 1.1.1 Khai niem va vai trd cua nha chung cu 1.1.2 Tinh cap thiet viec cai tao, xay d-ng lai nha chung cu cu Nhung yeu cau dat viec cai tao xay d-ng lai nha chung cu cu 1.1.3 10 1.1.4 Chu truong cua Nha nuoc viec cai tao cac nha chung cu cu tai Ha noi 12 1.2 Khai niem, noi dung, quy trinh va cac phuong phap dinh gia 17 1.2.1 1.2.2 17 1.2.6 Khai niem cua dinh gia BDS Tam quan cua viec dinh gia BDS doi voi nha dau tu Cac nguyen tac dinh gia tri BDS Quy trinh dinh gia BDS Cac yeu to cau den gia tri BDS Cac phuong phap dinh gia BDS 1.3 Kinh nghiem viec dinh gia BDS hien 39 1.3.1 Kinh nghiem dinh gia tren the gioi 39 1.2.3 1.2.4 1.2.5 1.3.2 Kinh nghiem dinh gia nuoc 17 19 22 25 28 43 DINH GIA BDS LA NHA CHUNG CU SAU KHI DAU TU CAI CHUONG 2: TAO, XAY DUNG LAI TAI CONG TY CO PHAN BAT DONG 45 SAN DAU KHI, LAY YI DU TAI DU AN 97 LANG HA A 2.1 2i i Khai quat tinh hinh dau tu xay dung lai cac khu nha chung cu tren dia ban Thanh Ha noi va tai Cong ty Co phan Bat dong san Dau 45 Dac diem va tinh hinh th-c hien d- an cai tao, xay d-ng lai cac khu nha d tai Ha noi 45 Quy trlnh dinh gia va t'rnh hinh thuc hien du an cai tao, xay 2.1.2 dung lai cac khu nha d tai Cong ty co phan Bat dong san Dau 49 X •> 2.2 Vi du ve cong tac dinh gia san pham cai tao nha chung cu1 tai Khu tap the cu 97 Lang Ha 53 2.2.1 Hien trang du an 53 z r 2.2.2 2.2.3 Phuong an cai tao xay dung lai theo thiet ke du an Dinh gia cac san pham cua du an 60 2.3 Danh gia hieu qua du an cai tao nha chung cu 97 Lang Ha 74 2.3.1 Xac dinh doanh thu du an 74 2.3.2 Xac dinh chi phi du an 77 2.3.3 Phan tich hieu qua du an 78 2.4 Nhung van de ton tai va nguyen nhan 81 2.4.1 Nhung khan cong viec cai tao xay dung nha chung cu 81 2.4.2 Nhung diem han che viec dinh gia san pham nha chung cu tai Cong ty co phan Bat dong san Dau 86 X X Z 55 HOAN THIEN CONG TAC DINH GIA DOI VOI NHA CHUNG CHUGNG 3: CU XAY DUNG LAI TAI CONG TY CO PHAN BAT DONG SAN 91 DAU KHI 3.1 Phuong huong phat trien cac du an cai tao chung cu cu 91 3.2 Hoan thien cong tac dinh gia san pham nha chung cu sau cai tao 92 3.2.1 Hoan thien viec tinh toan chi phi 92 3.2.2 Hoan thien dinh gia san pham du an 95 3.23 Lua chon cac phuong phap cai tao phu hop hon de tang gia tri nha chung cu sau cai tao 97 2.4 De xuat cac co che dac thu de nang cao hieu qua cac du an cai tao \ Ket luan Tai lieu tham khao r r t 100 103 DANH MUC CAC CHU VIET TAT BC Bao cao BCDT Bao cao dau tu BCNCTKT Bao cao nghien cuu tien kha thi BCNCKT Bao cao nghien cuu kha thi BCKT-KTh Bao cao kinh te - Ky thuat CPXD Chi phi xay dung CPTB Chi phi thiet bi DA Du an DADT Du an dau tu DP Du phdng phi HDQT Hoi dong quan tri PW, Petrowaco Cong ty Co phan Bat dong san Dau QLNN Quan ly nha nuoc QLDA Quan ly du an TMD Tong muc dau tu UBND Uy ban nhan dan DANH MUC CAC BANG Ten bang Bang 1.1 Trang r a Tang truong thi truong nha o’ cua mot so nave Chau Au 41 Gia tri va so luong tai san giao dich tir nam 1990-2000 tai Bang 2.1 Hien trang nha va cong trinh kien true 54 Bang 2.2 Co1 cau can ho tai dinh cir 59 Bang 2.3 Co’ cau can ho kinh doanh 59 Bang 2.4 Co- cau can ho sieu cap 60 Bang 2.5 Don gia dat tai Ha noi nam 2009 61 Bang 2.6 Bang tinh chi phi xay dung cong trinh 65 Bang 2.7 Bang tinh tong muc dau tu cua du an 66 Bang 2.8 Phan bo suat dau tu san 67 Bang 2.9 Tinh gia thue san van phong sir dung phuong phap so sanh 69 Bang 2.10 Don gia va hieu suat cho thue tai cac toa nha van phong o’ Ha noi 70 Bang 2.11 Nhu cau de xe toan cong trinh 72 Bang 2.12 Nhu cau de xe toan cong trinh 74 Bang 2.13 Cac khoan thu chinh 76 Bang 2.14 77 Bang tinh gia san pham tir du an Bang 2.15 Cac khoan chi chu yeu gom 78 Bang 2.16 Tinh toan hieu qua tai chinh du an 80 DANH MUC CAC SO DO, BIEU DO rin a -* A a i •> • A A -*a Ten so’ do, bieu Trang Sa dd 1.1 So' quy trinh dinh gia bat dong san 24 Sa dd 2.1 Bieu phan tich nguyen vong cua ngudi dan ve ty le (lien tich tai dinh cu/hien tai 49 Sa 2.2 Bieu phan tich nguyen vong cua ngirdi dan ve dien tich tai dinh cu toi thien 52 Sa 3.1 So’ kien nghi to chuc cong tac dinh gia tai cong ty (kien nghi) TRUONG DAI HOC KINH TE QUOC DAN go go* G& G8 TRINH QUANG TIEN < J* *■ < _ i _ A* < CONG TAC DINH GIA CAC BIT AN DAU TIT XAY DUNG LAI NHA CHUNG CD CU HA NOI TAI CONG TY CO PHAN BAT DONG SAN DAU KHI: THUC TRANG VA GIAI PHAP ■ M JI ■ Jl' J\* ■ Chuyen nganh: Kinh te dau tu Ma so: 60.31.05 TOM TAT LUAN VAN THAC SY KINH TE ■ ■ Nguai huang d£n khoa hoc: PGS.TS.HOANG VAN CU’ONG HA NOI - 2009 MO DAU SU CAN THIET CUA DE TAI: Nhu cau ve nha d luon la van de cap thiet dat cho Thanh pho, cac doanh nghiep va ca cho ngudi dan Ha noi mdi md rong bang each sat nhap vdi tinh Ha Tay cu, huyen Me Linh cua tinh VTnh Phuc, va mot so xa cua huyen Luong Son, tinh Hoa Binh, khien cho quy dat cua Thanh tang len mot each dang ke, hang loat cac du an ve thi va nha d doi, nhung van chua dap ung dupe nhu cau ve nha d cua ngudi dan r r r ■> Viec tien hanh dau tu xay dung lai cac khu chung cu cu la viec lam can thiet khong chi doi vdi nhung ngudi dan sinh song tai cho, vdi cac nha dau tu ma la van de dat cho chinh quyen dia phuong Tien hanh xay dung lai cac chung cu cu, phai dam bao sir hai hoa giua lqi ich cua chu dau tu, cua nhung ngudi dan sinh song tai day va tuan thu theo cac quy dinh quan ly nha nude ve dau tu xay dung Cong ty cd phan Bat dong san Dau la mot cong ty chuyen dau tu, xay dung va hoat dong kinh doanh BDS Tuy mdi lap duoc hon nam nhung mot nhung hudng di chinh ma tu dau cong ty da xac lap la tien hanh dau tu xay dung lai nha chung cu cu tai Ha noi Ben canh nhung thuan lqi va cong, viec xay dung lai nha chung cu cu gap mot so nhung kho khan, vudng mac can trd di ddi, giai phong mat bang va tien thuc hien cac du an cua nha dau tu Nguyen nhan cua cac vudng mac nay, mot phan la cong tac dinh gia cac san pham BDS trudc va sau cai tao chua duoc thuc hien mot each cd can cu khoa hoc Duoc sir hudng dan va giup nhiet tinh cua cac thay co Khoa Kinh te dau tu, va dac biet la sir giup quy bau cua thay hudng dan la PGS.TS.Hoang Van A Cudng, em da chon de tai “Cong tac dinli gid cac dw an dau tic xay dung lai nha chung cu- cu ff Ha noi tai Cdng ty cd ph&n Bat dong san Dau khi: Thuc trang va giaiphap”, vdi mong muon he thong hoa ve ly luan va ung dung cac phuong phap dinh gia BDS vao viec dinh gia cac du an dau tu xay dung lai chung cu cu tai Ha noi stt Don gia Khoan thu Tdng cdng 2019 2018 2017 2021 10 2020 2022 11 2023 12 2024 13 4.652 75,24/ 3,920 12 90% 0.36 15,241 3,276 5.350 75,24/ 3,920 12 90% 0.36 15,241 2,849 He so chiet khau 2.011 2.313 2.660 3.059 3.518 4.046 15,241 15,241 15,241 15,241 15,241 15,241 110,106 3,920 12 90% 0.36 15,241 7,577 3,920 12 90% 0.36 15,241 6,589 3,920 12 90% 0.36 15,241 5,730 3,920 12 90% 0.36 15,241 4,982 3,920 12 90% 0.36 15,241 4,332 3,920 12 90% 0.36 15,241 3,767 812 812 812 812 812 812 812 812 7,520 12 5,867 7,520 12 90% 0.01 812 404 0.01 812 351 7,520 12 90% 0.01 812 305 7,520 12 90% 0.01 812 265 7,520 12 90% 0.01 812 231 7,520 12 90% 0.01 812 201 7,520 12 90% 0.01 812 175 7,520 12 90% 0.01 812 152 324 324 324 324 324 324 324 324 180 12 100% 0.15 324 140 180 12 100% 0.15 324 122 180 12 100% 0.15 324 92 180 12 100% 0.15 324 80 7,2/6 457 397 7,2/6 346 7,2/6 300 180 12 100% 0.15 324 70 7,276 180 12 100% 0.15 324 61 7,2/6 526 80 180 12 100% 0.15 324 106 7,276 12 80 12 80 12 80 12 90% 0.60 90% 0.60 90% 0.60 90% 0.60 He sd chief khau Doanh thu cho thue van phong - Dien ti'ch - SO thang nam - Cong suat ban - Gia don vi Tdng tien Gia tri quy ve mat bang hien tai 11 m2 thang % trd 28.1 Thu phi tir cac van phong - Dien tich - Sd thang nam - Cong su^t ban - Gia don vi Tong tidn Gia tri quy vd mat bang hien tai m2 thang % trd 0.78 III Thu phi til' cac ho dan - So ho dan - SO thang nam - Cong suat ban - Gia don vi TOng tien Gia tri quy ve mat bang hien tai 13.4 2,415 180 12 100% 0.15 324 161 1.44 8,782 7,276 604 ho thang % trd IV Thu tir cac dich vu giu- xe Gia tri quy mat bang hien tai - TOng sO xe OtO - So thang nam - Cong suat khai thac - Gia don vi Tong ti£n - Tong so xe may - SO thang nam - Cong suSt khai thac - Gia don vi Tong tien m2 thang % trd m2 thang % trd Tdng DT Thug VAT Doanh thu trudc thue 10% 80 12 90% 0.60 90% 261 7,276 227 80 12 80 12 80 12 90% 0.60 90% 0.60 90% 0.60 518 518 518 518 518 518 518 518 1,614 12 90% 0.04 697 1,614 12 90% 0.04 697 1,614 12 90% 0.04 697 1,614 12 90% 0.04 697 1,614 12 90% 0.04 697 1,614 12 90% 0.04 697 1,614 12 90% 0.04 697 1,614 12 90% 0.04 697 17,593 17,593 17,593 17,593 1,759 15,833 1,759 15,833 17,593 1,759 15,833 17,593 1,759 15,833 1,759 15,833 1,759 15,833 17,593 1,759 15,833 17,593 1,759 15,833 stt I Tong cong He so chiet khau //