Đầu tư phát triển tại công ty cổ phần đầu tư xây dựng và phát triển sông đà giai đoạn 2006 2020

TRl/ONG DAI HOC KINH TE Qu6c DAN ■ ■ sobdOgsgs DAI HQC KTQD TT.THdNGTINTHlfVIEN PHONG LUAN AN ■ TV LI $U DAO THI THANH HAI DAU Tlf PHAT TRIEN TAI CONG TY CO PHAN DAU Tlf XAY DUNG VA PHAT TRIEN DO THI■ SONG DA ■ GIAI DOAN 2006 - 2020 Chuyen nganh: Kinh te dau tir £ LUAN VAN THAC SY KINH t w w Ngitdi hitdng dan khoa hoc: PGS.TS NGUYEN BACH NGUYfiT nA moi, • jkAm 2012 LCH CAM DOAN Toi xin cam doan: Ban luan vSn t6t nghiep la cong trinh nghien curu cua ca nhan toi, duoc thuc hien tren co so nghien curu ly thuyet, tinh hinh thuc tien va dudi su hudng dan khoa hoc cua PGS TS Nguyen Bach Nguyet Cac sd lieu va nhung ket qua luan van la trung thuc Noi dung luan van co tham khao va sur dung cac tai lieu, thong tin duoc dang tai tren cac tac phAm, tap chi va cac trang web theo danh muc tai lieu cua luan van Mot Ian nira, toi xin khang dinh ve sir trung thuc cua lai cam ket tren Hoc vien Dao Thj Thanh Hai LCH CAM 0N Dd hoan chuomg trinh cao hoc va viet luan van nay, toi da nhan duoc su hudng din, giup va gop y nhiet tinh cua quy thay co Trudng Dai hoc Kinh te qudc dan Ha Npi Trude het, toi xin chan cam on den quy thay co Trudng Dai hoc Kinh td qudc dan Ha Noi, dac biet la nhung thly co da tan tinh day bao cho toi sudt thdi gian hoc tap tai trudng Toi xin gui ldi biet on sau sic den PGS TS Nguyen Bach Nguyet da danh rlt nhidu thdi gian va tarn huydt hudng din nghien cuu va giup toi hoan luan van tot nghiep Nhan day, toi xin chan cam on quy thay cd Khoa Dau tu, Vien Dao tao sau dai hoc, Trudng Dai hoc Kinh td qudc dan Ha Noi da tao rat nhidu dieu kien de toi hoc tap va hoan tdt khoa hoc Mac du toi da cd nhidu cd glng hoan thien luan van bang tat ca su nhiet tinh va nang luc cua minh, nhien khong thd tranh khoi nhung thidu sot, toi rlt mong nhat duoc nhung dong gop quy bau cua quy thay cd va cac ban Hoc vien Dao Thj Thanh Hai MVC LUC LCD CAM DOAN LCH CAM ON MVC LVC DANH MVC TIT VIET TAT DANH MVC BANG BIEU, SO DO TOM TAT LUAN VAN CHUONG 1: TONG QUAN TINH HINH NGHIEN CUV 1.1 Ly chon de tai 1.2 Muc di'ch nghien cuu cua di tai 1.3 Doi tugng va pham vi nghien cuu 1.4 Phuong phap nghien cuu 1.5 T6ng quan tinh hinh nghien cuu va ngoai nude 1.6 Nhung diem moi cua luan van .5 1.7 Kit ciu cua luan van CHUONG 2: LY LUAN VE DAU TU PHAT TRIEN TRONG DOANH NGHIEP KINH DOANH BAT DQNG SAN 2.1 Ban chit cua diu tu phat trien doanh nghiep kinh doanh bit dong san 2.1.1 Khai niem diu tu phat triin doanh nghiep kinh doanh bit dong san 2.1.2 Nhung dac diim co ban cua diu tu phat triin doanh nghiep kinh doanh bat dong san 2.1.3 Vai tro cua dau tu phat trien doanh nghiep kinh doanh bit dong san 2.2 Nguon vdn dau tu phat trien doanh nghiep kinh doanh bit dong san 10 2.2.1 Nguin von tu tai tro 11 2.2.2 Nguin von tai tro tir ben ngoai 11 2.3 Noi dung chu yiu cua diu tu phat triin doanh nghiep kinh doanh bat dong san 12 2.3.1 Diu tu vao tao quy dit 13 2.3.2 Diu tu vao nha cua vat kiin true 13 2.3.3 Dau tu vao may moc, thiit bi 13 2.3.4 Dau tu phat trien nguon nhan luc .14 2.3.5 Diu tu vao hoat dong marketing 15 2.4 Quy trinh diu tu kinh doanh bit dong san cua doanh nghiep 17 2.5 Cac chi tieu danh gia kit qua va hieu qua dau tu phat trien doanh nghiep kinh doanh bat dong san 18 2.5.1 Cac chi tieu danh gia kit qua hoat dong diu tu phat triin 18 2.5.2 Cac chi tieu danh gia hieu qua dau tu phat trien doanh nghiep kinh doanh bat dong san 20 2.6 Nhung nhan t6 anh hudng den dau tu phat trien doanh nghi?p kinh doanh bit dong san 22 2.6.1 Nhan to khach quan 22 2.6.2 Nhan to chu quan 23 CHUONG 3: THV*C TRANG DAU TU* PHAT TRIEN TAI CONG TY CO PHAN DAU TV XAY DVNG VA PHAT TRIEN DO THI SONG DA GIAI DOAN 2007-2011 .26 3.1 Giod thieu chung vfi Cong ty Co phan dau tu xay dung va phat trien thi Song Da 26 3.1.1 Qua trinh hinh va phat trien 26 3.1.2 Co cau to chuc bQ may .27 3.1.3 Tdng quan ve hoat dong kinh doanh cua Cong ty 30 3.2 Thue trang hoat dQng dau tu phat trien tai Cong ty Cd phan dau tu xay dung va phat trifin thi Song Da giai doan 2007 - 2011 31 3.2.1 Quy trinh quan ly hoat dong dau tu theo du an kinh doanh bat dQng san tai Cong ty 31 3.2.2 Tinh hinh thuc hifin quy mo Vdn dfiu tu phat trifin cua Cong ty 35 3.2.3 Vdn dfiu tu phat trien phan theo nguon von cua Cong ty 36 3.2.4 Vdn dfiu tu phat trien phan theo cac du an cua Cong ty 39 3.2.5 Vdn diiu tu phat trien phan theo noi dung dau tu cua Cong ty 42 3.3 Danh gia thuc trang diu tu phat trifin cua Cong ty Cd phan dau tu xay dung va phat trien thi Song Da giai doan 2007-2011 51 3.3.1 Kfit qua hoat dong va hifiu qua dau tu phat trien tai Cong ty 51 3.3.2 Han chfi va nguyfin nhan cua hoat dong dau tu phat trien tai Cong ty 58 CHV0NG 4: GIAI PHAP DAU TV PHAT TRIEN TAI CONG TY CO PHAN DAU TV XAY D^NG VA PHAT TRIEN DO THI SONG DA 63 4.1 Dinh hudng phat trien cua Cong ty CP DTXD & PTDT Song Da den nam 2020 63 4.2 Danh gia diem manh, diem yfiu, co hQi va thach thuc cua Cong ty den nam 2020 65 4.3 Mot sd giai phap tang cudng hoat dong dau tu phat trien tai Cong ty co phan DTXD & PTDT Song Da 70 4.3.1 Giai phap huy dong von dau tu phat trien 70 4.3.2 Giai phap ve phan bo co cau su dung von DTPT 74 4.3.3 Giai phap ve cong tac quan ly hoat dong dau tu phat trien 80 4.3.4 Cac giai phap khac 83 4.4 Mot so kifin nghi vdi co quan quan ly nha nunc .85 4.4.1 Kien nghi vdi Nha Nude 85 4.4.2 Kifin nghi Bo xay dung 86 KET LUAN 87 DANH MVC TAI LIEU THAM KHAO 88 DANH MVC TV VIET TAT BBS : Bat dong san BTPT : D£u tu phat trien HBQT : Hoi dong quan tri TNBQ : Thu nhap binh quan VDT : Von dau tu QLDA : Quan ly du an WTO : T6 chuc thuong mai the gioi DANH MUC BANG BIEU, SO DO BANG Bang 3.1: Quy trinh quan ly thuc hien cac du an dAu tu phat triin cua Cong ty cd Bang 3.7: phAn DTXD & PTDT Song Da ' 32 Vdn dau u phat triin cua Cong ty giai doirn 2007-2011 35 NguOn von dAu tu phan theo nguOn vdn cua Cong ty g^^a^i doan 2007-2011 36 Cct cAu nguon von dau Ut phat rrien cua Cong ty giai doan 2200^7^^011 37 Vdn dAu tu phat trien mot so du an lon cua cong ty giai doan 2007-2011 39 Vdn dAu tu da thuc hien tung nam cac du an Ion cua Cong ty giai doan 2007-2011 41 Vdn dAu tu phat triin phan theo noi dung cua Cong ty giai doan Bang 3.8: 2007-2011 42 Co cAu vdn dAu tu phat trien phAn theo noi dung cua Cong ty giai doan Bang 3.9: 2007-2011 Tinh hinh dAu tu vao tao quy dAt va dAu tu khac cua Cong ty giai doan Bang 3.10: 2007-2011 44 Tinh hinh dAu tu vao nha cua, vat kien truc cua Cong ty giai doan Bang 3.2: Bang 3.3: Bang 3.4: Bang 3.5: Bang 3.6 43 Bang 3.13: 2007-2011 45 Tinh hinh dAu tu vao may moc thiet bi cua Cong ty giai doan 2007-2011 46 Tinh hinh vdn dAu tu phat triin nguOn nhan luc cua Cong ty giai doan 2007-2011 49 Tinh hinh vdn dAu tu vao hoat dong Marketting va tai san vo hinh khac Bang 3.14 Bang 3.15: Bang 3.16: Bang 4.1: cua Cong ty giai doan 2007 - 2011 .50 Tai san co dinh huy dong cua cong tty giai doem 2007-2011 .52 Kitqiui hoatdong dAu ttu phat trien ciua cong tty giai doem 2007-2011 53 Hieu qua hing dAu ttu phat triin ciua Cong tty gi^i doern 2007-2011 56 Ki hoach huy dong vdn dAu tu giai doa 2016 - 2020 65 Bang 3.11: Bang 3.12: BIEU DO, SO DO So dO 3.1: Co cAu bo may sent xuAt va quern ly 277 Biiu dO 3.1: Co cAu vdn dAu tu theo linh vuc kinh doanh cua cong ty giai doan 2007-2011 31 Bieu dO 3.2: Co cAu nguon vdn cua Cong ty giai doan nam 2007- 2011 37 Biiu dO 3.3: Co cAu lao dong theo trinh hoc vAn cua Cong ty nam 2011 48 CHUONG TONG QUAN TiNH HiNH NGHIEN CUU 1.1 Ly chon de tai Bit dong san dong vai tro quan trong ndn kinh te cua mdi qudc gia Thi r a a trudng bat dong san la mot nhung thi trudng nguon luc dau vao quan cua he thdng kinh te qudc dan, co mdi lien he true ti£p vdi cac thi trudng nguOn luc d£u vao khac nhu thi trudng lao dong, thi trudng tai chinh Vi vay, thi trudng bat dong san phat trien mot cach lanh manh co vai tro vua gop phan phat trien kinh td vua gop phan dn dinh xa hoi Bit dong san la mot linh vuc dau tu rit dac thu, doi hoi nhung dieu kien dac biet nhu nguon tai chinh vung manh, kha nang huy dong vdn, mdi quan he tdt vdi cac co quan chuc nang quan ly chuyen nganh, dinh hudng cung nhu la tam nhin dai han cua lanh dao doanh nghiep Hoat dong dau tu bit dong san mang tinh chu ky nen rui ro rit ldn Tuy nhien di kem vdi no la loi nhuan rat hip dan, do thu hut nhidu doanh nghiep tham gia Viet Nam dang tren da phat trien nhanh, nhu cdu ve cac san phim bit dong san nhu nha d, van phong, trung tam thuong mai la rit ldn, va day va cung chinh la co hoi va cung la thach thuc ldn ddi vdi cac doanh nghiep dau tu bit dong san Yeu clu dat cac doanh nghiep kinh doanh bit dong san phai co nhung dinh hudng dung cho nguon vdn dau tu de co duoc chit luong tang trudng cao nhit Viec huy dong va su dung vdn dau tu hieu qua se la ban dap cho su tang trudng kinh te noi rieng va su phat trien xa hoi noi chung Trong cac hinh thuc dau tu cua doanh nghiep thi dau tu phat tridn la hinh thuc dau tu dem lai gia tri gia tang cho nen kinh te va la dong luc de cac doanh nghiep tien hanh dau tu manh me nhit Cong ty cd phan DTXD & PTDT Song Da la mot vien cua Tap doan Song Da Trai qua nam phat trien cong ty da dat duoc nhidu cong nhd hoat dong dau tu phat trien Tuy nhien, hoat dong dau tu phat tridn cua Cong ty tOn tai nhidu khiem khuydt va nhung bai hoc can duoc khac phuc Vi vay, toi thiy can thiet phai nghien cuu va trien khai dd tai: “ Dau tit phat triSn tai Cong ty cd phan Dau tu xay dung va phat trien thi Song Da giai doan 2006 - 2020” 1.2 Muc dich nghien cuu cua de tai trien doanh nghiep - Nghien curu thuc trang hoat dQng dau tu phat trien tai Cong ty Co phan DAu tu xay dung va phat trien thi Song Da Danh gia ket qua, hieu qua dau tu va tim nhung tdn tai va nguyen nhan cua chung hoat dong dau tu phat trien tai Cong ty nhurng nSm qua - Dua cac giai phap gop phan hoan thien va nang cao hieu qua hoat dong giai doan 2006 - 2020 1.3 Doi tugng va pham vi nghien cun Cong ty cd phAn dAu tu xay dung va phat trien thi Song Da thuc hien hoat dong san xuat kinh doanh tren nhieu linh vuc nhung nhung nam gan day, Cong ty da tap trung chu yAu vao linh vuc dau tu du an kinh doanh bat dong san Chinh vi vay, doi tugng nghien cuu cua luan van la nghien cuu hoat dong dau tu theo du an kinh doanh bAt dong san tai Cong ty Co phan dAu tu xay dung va phat triAn thi Song Da Pham vi nghien cuu: - Pham vi ve khong gian: Toan bo Cong ty CP DTXD & PTDT Song Da - Pham vi ve thdi gian: Giai doan 2007-2011 1.4 Phuong phap nghien ciru Luan van da su dung phuong phap phan tich tong hop, phuong phap quy nap diAn dich, phuong phap he thdng, phuong phap thong ke toan hoc, phuong phap so sanh, phuong phap du bao viec nghien cuu de tai 1.5 Tong quan tinh hinh nghien cuu va ngoai nude A A Cac cong trinh nghien cuu ve linh vuc dau tu phat trien doanh nghiep va nghien cuu vA thi trudng bat dong san d Viet Nam hien bao gom: Thai Ba Cin va Tran Nguyen Nam (2003) tap trung neu va phan tich khai niem, dac di6m, vai tro, c£u true va tinh tat yeu phai ton tai cua thi trudng bat dong san Sau do, cac tac gia di sau nghien curu su hinh thanh, cac yeu to cung nhu qua trinh hoat dong, phat trien cac chu truong, chinh sach d tarn vi mo ve bat dong san va thi truong bAt dong san cua Viet Nam Hoang VSn Cuong va cong su (2006) ngoai viec neu r3 khai niem, dSc dilm cua bit dong san, thi trudng bit dong san va vai tro cua thi trudng nen kinh t6 qudc dan; va cung di vao phan tich quan he cung-cau bat dong san, vai tro quan ly cua Nha nude ddi vdi thi trudng nay, dong thdi neu len kinh nghiem cua mot so nude tren the gidi viec quan ly, phat triin bat dong san Sau do, cac tac gia di sau nghien cuu su hinh thanh, cac yiu td cung nhu qua trinh hoat dong, phat triin va cac chu truong, chinh sach d tarn vi mo ve BDS va thi trudng BBS cua VN Cac cong ty BDS nude ngoai tien hanh nghien cuu tham thi trudng BDS d VN tren cac giac do: chinh sach, nhu ciu ngudi tieu dung, kha nang khoan, sd thich ve noi d, nhu cau van phong Ngay 23/8/2008, CBRE - tap doan BDS ldn trudng BDS, chu yiu la nha d, van phong va khu cong nghiep cua noi mdi Tdng quan thi trudng bat dong san Viet Nam nam VietRees dua bao cao •> \ a r 2007” da dua mot cai nhin tong quan ve cung - cau san pham bat dong san tren thi trudng can ho, thi trudng van phong cho thue, thi trudng mat bang ban le, thi trudng phong khach san tai hai ldn la Ha Noi va Thanh Ho Chi Minh.Qua do, bao cao cung cho thay ducrc xu hudng dau tu vao kinh doanh bat dong san cua cac doanh nghiep trang va giai phap” cua tac gia Nguyin The Hiep (2007) da nghien cuu ve dau tu phat trien tai Cong ty theo cac linh vuc la xay lap, van tai, gia cong co khi, san xuat z r > cong nghiep, va kinh doanh, xuat nhap khau vat tu thiet bi De tai da chi duoc nhung ton tai, nguyen nhan hoat dong dau tu phat trien tai cong ty Tir do, tac 74 X x z r + Phat huy nguon von huy dong tu khach hang Day la nguon von co chi phi r •> r r yr th.ap hon so vdi von vay ngan hang, nhien de tiep can dugc nguon von doi hoi Cong ty cd phan DTXD & PTDT Song Da phai tridn khai dong bo cac giai phap ve phat trien thuong hieu cong ty, quang cao marketing cu the tung du an, kiem soat •> r r x tien dot thuc hien du an dung ke hoach de tao dugc su chu y va niem tin cua khach hang, tu thu hut khach hang gop von dau tu cung cong ty giai r y •» doan du an bat dau trien khai 4.3.2 Giai vis phan bo co cau sir dung von DTPT Thuc hien phan bo von dau tu co tam diem, tranh dau tu dan trai, lang phi, phan bd vdn mot cach hop ly cho cac noi dung dau tu, lua chon cac du an phu hop vdi quy mo cua cong ty, hudng vao cac du an co tinh dn dinh Phan bd mot cach hop ly cho cac noi dung dau tu nhu dau tu vao nha cua vat kidn true; may moc thidt bi; ddu tu cho hoat dong marketing, dau tu vao nguon nhan x luc Day la mot giai phap huu hieu nham su dung von co hieu qua nguon von da co r yr Cong ty c3n xac dinh ro can dau tu vao nhung hang muc cong trinh nao, hang muc dau la hang muc quan trong, se dem lai hieu qua cao nhat Tu xac dinh uu tien dau tu cho hang muc noi dung nao sd cac hang muc co nhu clu Dac biet doi vdi cong ty hien can tang cudng dau tu vao nhung linh vuc sau: * Giaiphap ve dau tie nang cao ch&t lirtfng ngudn nhan luc Chung ta da bidt nhan to co ban co y nghia quyet dinh nen kinh te tri thuc la ngudi Ddi vdi linh vuc kinh doanh bat dong san, dac biet vdi vai tro cua chu dau tu thi nguon nhan luc dong vai tro rat quan trong viec hinh gia tri cong ty Vi vay, cong ty can tien hanh co cau lai bo may hoat dong theo •> r hudng cang gon nhe, linh hoat, cu the: xay dung doi ngu can bo nong cot co trinh cao nham dap ung dugc nhu cau rat ldn hien tai va tuong lai cua cong ty; thudng xuyen td chuc nhung cuoc thi sat hach nham kiem tra trinh cua can bo cong nhan vien Phai nang cao trinh do, nang luc kinh doanh, didu hanh quan ly doanh nghiep nhat la trinh va kinh nghiem dieu hanh quan ly doanh nghiep cua 75 doi ngu lanh dao, chu sang kien cua nguoi lao dong o cac khau khac hoat dong cua Cong ty Cong ty phai thong qua co che tien cong, tien luong de khuyen khich nguoi lao dong hoc tap, dong gop suc lao dong phuc vu cho su phat tridn cua Cong ty Loi nhuan giam sut, tinh hinh kinh doanh kho khan, nhieu doanh nghiep lua chon cho minh giai phap that lung buoc bung, cat giam tdi da chi phi bao gdm ca ngan sach dao tao Tuy nhien, khong phai la quyet dinh khdn ngoan dao tao phat trien ngudn nhan luc la nhan td quan nhit quydt dinh su phat tridn cua doanh nghiep Vi vay, thoi didm khung hoang, moi doanh nghiep cin nghiem tuc danh gia va lua chon nhung hinh thuc dao tao phu hop vdi minh Dao tao noi bo vdi ngudn giang vien la nhung nha quan ly co kinh nghiem va nhung nhan vien co hieu qua lam viec cao la mot giai phap hop ly A Tang cuong doi ngu lao dong co trinh bang cach: - Lien ket vdi cac truong dai hoc viec dao tao ngudn nhan luc vdi cam ket r r a nha truong se dao tao mot so luong hoc vien dap ung tdt yeu cau cua cong ty doi lai cong ty phai dau tu cho truong trang thiet bi hay co so vat chat, tao dieu kien cho cac hoc vien duoc thuc tap tai cong ty va cac chi nhanh cua cong ty - Thanh lap quy khen thuong, quy ho tro nham khuyen khich tinh sang tao cua nguoi lao dong Quy phai ho tro cho cac du an kinh doanh san xuat tu budc bat dau trien khai nghien cuu den budc lap dat vao san xuat - Khuyen khich nguoi lao dong tu hoc va tu dao tao ben canh viec dao tao o truong, o cac trung tam, .Tu hoc la mot phuong thuc dao tao hieu qua ma quy thoi gian danh cho viec dao tao nhan luc cua moi doanh nghiep la khong nhieu Kha nang tu hoc cua nguoi lao dong cang cao thi chi phi cho dao tao nhan luc cua doanh nghiep cang it di Ndu lam duoc dieu se tiet kiem duoc chi phi diu tu cho dao tao, nang cao hieu suat va hieu qua su dung nhan luc - Cong ty cung can dinh ky to chuc cac cuoc trao doi, thao luan vd chuyen mon, nghiep vu giua cac phong ban cong ty de hoc hoi kinh nghiem 76 phuong phap lam viec va dieu hanh cong viec Hang nam, cac cuoc thi, kidm fra trinh chuyen mon, nghiep vu, ngoai ngtt, tin hoc rat can duoc td chuc, tu lay lam can cu bd tri cong viec, giai quydt chd luong thuong cung nhu co ke hoach dao tao phu hop - Ngoai viec to chuc dao tao va dao tao lai nguon nhan luc, Cong ty co phan DTXD & PTDT Song Da cung cin lam tdt cong tac tuyen dung lao dong Tu viec xac dinh nhu ciu lao dong moi cua cac phong ban, bo phan cong ty, phong Td chuc hanh chinh xac dinh chuyen mon nghiep vu ma ngudi lao dong can co, dang thong tin tuyen dung cong khai tren bao, internet Sau do, phong can mdi cac chuyen vien di xac dinh hinh thuc, noi dung thi tuyen, buoc cudi cung la td chuc thi tuyin mot cach cong bang, minh bach Viec td chuc tuyin dung lao dong theo cac buoc tren se giup cho cong ty chon duoc nhung nhan vien moi co day du trinh chuyen mon theo yeu cau Cong ty cung can tuyen chon them can bo lam cong tac lap du an boi vi thuc td hien sd luong can bo chuyen trach tham gia lap du an cua cong ty chua du so voi yeu cdu va khdi luong cong viec Nhung nhan vien moi da hoc chuyen nganh lap du an se gop phan lam nang cao chit luong cong tac lap du an diu tu tai cong ty Song song voi viec dao tao, tuyin dung lao dong, cong ty can phan cong bo tri lai lao dong cho hop ly, tranh tinh trang phong thi thua ngudi, phong thi thidu ngudi Viec bo tri phan cong lao dong khong chi de lam cho phu hop voi nang luc chuyen mon tung ngudi ma phai dam bao cho co cau td chuc, thuc hien cong viec duoc gon nhe, thong sudt, chit luong va phat huy het kha nang chuyen mon cua moi ngudi - Ben canh do, vin di cham soc suc khoe cho ngudi lao dong la mot nhiem vu quan doi voi cac doanh nghiep de co duoc mot doi ngu can bo cong nhan vien gan bo lau dai voi cong ty Co the quan tam den mot sd bien phap tieu bieu sau: + Thuc hien kham suc khoe dinh ky nham danh gia duoc tinh trang suc khoe cua can bo cong nhan vien cong ty Tu co nhttng sip xdp hop ly cong viec cho tung ngudi I 77 + Co che nghi dudng hgp ly cho ngudi lao dong Neu doanh nghiep mudn nguai lao dong gan bo lau dai thi phai sip xep cho ho che tien luang cung chd nghi ngai hgp ly Cho nghi phep hay cho can bo cong nhan vien di tham quan, du lich cung la mgt y tuong ma rat nhieu doanh nghiep ap dung * Giai phap vS dau tir phat trien hoat dong marketing Khi thi truang nfim tay nguai ban nhu thai diem nam 2007-2008, chu dau tu khong can phai dau tu nhieu cho hoat dong nghien cuu thi truang, tim hieu nhu cau khach hang ma vln thu dugc lgi nhuan Hoat dong dugc chu nhat la nhanh chong tao lap bit dgng san hoat dgng marketing bi coi nhe Ngoai > > x ra, nguon cung han che ma cau dau tu ldn, cac chu dau tu bat dong san a > r r •> •» r khong can phai tao dugc su khac biet hay noi troi cho san pham bat dong san, ngoai r z z mat thiet ke kien true cua mgt so du an BDS Linh vuc dau tu vao BDS la linh vuc a sieu lgi nhuna nen nhieu nha dau tu ky vgng vao thi trudng va tien hanh dau tu d at ma khong nghien cuu nhu cau va kha nang toan thuc su cua ngudi dan Tap trung vao dAu tu phan khuc dem lai lgi nhuan sieu ngach ldn nhat nhu biet thg, chung cu cao cap bat ke phan khuc cd dap ung nhu cau thi trudng va phu hgp vdi nguon luc cua doanh nghiep hien cd hay khong Hg da bd qua nhung phan khuc tiem nang nhu chung cu gia re, dien tich nho Den luc thi trudng tram lang, chu dau tu khong thu hut dugc vdn, dan den kinh doanh thua 16 Nhan thuc dugc dieu do, de tdn tai va phat tridn hoan canh cang kho khSn va canh tranh gay gat, doanh nghiep phai biet lay thi trudng, nhu cau va udc mudn cua khach hang lam cho dua vung chic nhit cho moi quydt dinh kinh doanh Ddu tu cho hoat dgng marketing, nghien cuu thi trudng, du bao dien bidn thi trudng phuc vu tdt cho cong tac tim kiem cac ca hoi dau tu Ben canh qua trinh nghien cuu, lap du an dau tu phai cd dau tu thich dang cho nghien cuu thi trudng va cd cac du doan dam bao cho cac sd lieu dua vao tinh toan du an phai sat thuc va chap nhan dugc cac bien dong rui ro cua thi trudng Ngay cong tac dau tu phat tridn cho hoat dong marketing va nghien cuu thi trudng dong vai tro cue ky quan trong budc phat tridn cua mot doanh nghiep Nd giup doanh nghiep md 78 rong thi truong, quang ba thuong hieu, dua khach hang din vdi san phim cua Cong ty, tir tang cuong nang luc canh tranh va gia tang loi nhuan Cong tac quang cao, quang ba cac du an cua cong ty cung het sue quan nham thu hut cac khach hang tiem nang Dac biet ddi voi du an quan trong, Cong ty cin gidi thieu quang ba ve du an tren cac phuong tien thong tin dai chung, td chuc cac budi gidi thieu, thu hut dau tu, phoi hop theo cac kenh ngoai giao de thu hut cac nha dau tu nudc ngoai Cong ty Cd phan DTXD & PTDT Song Da da xac dinh duoc vai tro cua hoat dong marketing va nghien cuu thi trudng, nen cong tac didu tra, nghien cuu thi trudng phai dugc thuc hien mot each dinh ky, cd ke hoach cu thi Hien tai bo may hoat dong cua cong ty chua cd phong marketing chuyen biet Do vay, thdi gian tdi, cong ty can lap phong marketing chuyen biet cua cong ty hoac tung nhom marketing nho thugc bien che ban quan ly tung du an di tridn khai hoat dong marketing phuc vu diu tu kinh doanh bit dong san Phoi hgp bo phan marketing va phong ki hoach diu tu dd nghien cuu thi hieu, nhu cau cua khach hang nham dua cac san pham bat dong san phu hgp Hien nay, vide nghien cuu thi trudng bit dgng san dang dugc nghien cuu bdi mot sd cong ty nudc ngoai cd kinh nghiem lau nam nhu CBRE, Savills, Cong ty cd the hgp tac, mua lai thong tin de phuc vu cho yeu cau cua minh Cong tac cham soc khach hang va dich vu hau mai ddi vdi cac khach hang mua san pham cua cong ty can phai dugc chu trgng Lap phieu theo ddi, thu thap A •> J \ day du thong tin ve khach hang, cd the dinh ky hang thang quy td chuc viec khao sat muc hai long cua khach hang, kip thdi khac phuc nhung khiiu nai, thSc mic cua khach hang Lam tdt nhumg cong tac chinh la nang cao gia tri cho Cong ty cd ph&n DTXD & PTDT Song Da Ban lanh dao cong ty da co tim nhin vi viec xay dung va quang ba thuang hieu cua minh nhu lap website, thuc hien chuong trinh PR quang ba hinh anh cong ty, tai trg cho cac chuong trinh xa hpi, Xay dung hinh anh cua cong ty tren thi trudng bang each dam bao chit lugng tdt nhit cho cac san phim bit dong san 79 cong ty thuc hien, dam bao tidn xay dung va ban giao san pham cho khach hang, toan day du va dung han cho cac nha cung cap * Giai phap vS phan bo cor cau ngudn von dau tu theo cac du an, linh vuc dau tu Dam bao cor cau ngudn von hop ly de tang cuong hieu qua su dung vdn Mot co ciu dau tu horp ly la co cau dau tu ma von dau tu duoc uu tien vao bp phan quan nhit, phu hop vdi yeu ciu va muc tieu dau tu vdi mot so ty kha cao Co cau dau tu cho phep khai thac co hieu qua tdi da cac ngudn luc hien cd cua Cong ty cd phan DTXD & PTDT Song Da Theo nhu phan tich md hinh tren cua cong ty, sau mot thdi gian hoat dong linh vuc dau tu bat dong san, cong ty da tich luy duoc rat nhieu kinh nghiem va dan xay dung thuong hieu cua minh linh vuc dau tu Ket hop vdi co hoi thi trudng bat dpng san Viet Nam dang cd sue tang trudng manh Cong ty nen tap trung ngudn luc cua minh de trien khai tdt cac du an bat dong san hien cd \ r •> v dut diem Nhu vay, vua khong lam phan tan vdn lai vua cd ngudn thu dang ke tu kinh te va hieu qua xa hoi chua rd rang Uu tien bd tri cho cac du an hoan nam kd hoach hoac thi cong dung tien theo quydt dinh diu tu Viec phan bd su dung vdn nen phan theo tung giai doan co the theo dinh ky nam, phan theo tung hang muc chuong trinh du an nhlm thuan loi cho vipc huy dong cung nhu quan ly viec su dung vdn dau tu Su thay ddi cua co cau dau tu tu muc sang muc dQ khac, phoi hop vdi •> A moi trudng va muc tieu phat trien khong chi la su thay ddi ve vi tri uu tien ma 80 x r r la su thay doi ve chat noi bo co cau va chinh sach ap dung cua cong ty Su thay doi co thi la su thay ddi ve quy mo, phan bo ngudn luc hay sd lugng, chit lugng hoac cung co thi la su thay ddi ve quan he ty le giua cac muc tieu dau tu nhu dau tu nude ngoai su thay ddi phai can cu vao nhung biin dong cua thi trudng, tiem luc cua cong ty, hoac cac yeu to nhu khoa hoc cong nghe va xu huong cua thdi dai Trong qua trinh xay dung co cau dau tu hgp ly, phai coi trgng cac yeu to thi trudng Hoat dong dau tu nen ddi mdi theo hudng han che nhung quyet dinh diu tu mang tinh chu quan Cac du an nen tap trung lam tdt khau nghien cuu thi trudng Xac dinh kha nang nghien cuu va nhu cau tiim nang nham tranh rui ro diu tu 4.3.3 Giai phap ve cong tac quan ly hoat dQng dau tir phat trien Vdi the manh cua cong ty la dang sd htru nhung du an tdt mang tinh kha thi cao, cd thi trudng dau tu ldn va nhiiu co hoi dlu tu khac Tuy nhien, giai doan vtra qua cong tac hoat dong DTPT cua cong ty chua dugc tdt, chinh dieu da din ddn hieu qua hoat dong dau tu khong dn dinh Mudn nang cao hieu qua cung nhu tinh dn dinh qua trinh dau tu thi cong ty phai thuc hien cac giai phap tang cudng cong tac quan ly hoat dgng DTPT Ddi vdi mo hinh quan ly, Cong ty can phai xay dung bp may quan ly dong bo, hien dai tu tren xudng dudi, tien hanh cat giam bdt bo may quan ly hanh chinh cung nhu chuc nang hien dang rat cong kenh tai cong ty de dat hieu qua cao cong tac quan ly Ngoai ra, cong ty cd the xem xet nang cao quyen chu dong cua cac Ban quan ly du an dua quyet dinh, tranh viec phu thugc vao cac phong ban khac dan tdi trinh trang thieu tu chu, thieu trach nhiem cong viec hoac gay cham tri qua trinh xu ly thong tin * Giai doan chu&n bi dau tir du dn: Trong giai doan nay, can chu trgng hoan thien cong tac lap du an: + Hoan thien ngi dung nghien cuu cac can cu xac dinh su can thiet phai dau > p tu cac du an: Can cap nhat va nghien cuu ky cac van ban phap ly lien quan den linh 81 vuc dau tu nhu cac luat, nghi dinh, thong tu cua Chinh phu Ben canh do, cAn nghien cuu ky cac dieu kien tu nhien, dan sd tai vung dia diem cua du an Muc sdng cua dan cu, chinh sach di dan, nhap cu, ho khau se anh huong den thi truong san pham cua du an + Hoan thien npi dung nghien cuu thi trudng cua du an: Thi trudng co vai tro r r r r quyet dinh su song ddi vdi du an Mot du an den giai doan van hanh khai thac z •> z ■> ma khong ban het san pham, khong duoc thi trudng chap nhan thi du an coi nhu A be Trong cac du an da dupe lap, cong ty van chua thuc su dau tu thich dang vao khau nghien cuu thi trudng Vi vay ma nhung thong tin thi trudng thu thap dupe, nhung phan tich danh gia vd thi trudng nhidu mang tinh chu quan cua cac can bo lap du an Viec thu thap thong tin qua trinh nghien cuu thi trudng het sue quan trong, thong tin chinh la chia khoa cho moi su cong Thong tin day du chinh z z z xac va cap nhat se dam bao chat luong du an, rut ngan thdi gian, tiet kiem chi phi A A cho cong tac lap du an Trong dieu tra thi trudng, cong ty can md rong nghien cuu hon nua, nam bat xu hudng tarn ly va thu nhap cua ngudi tieu dung, tu dd mdi cd khac nhu thong tin noi bd, an phim sach bao, tap chi, hoac la tir A f internet Trong truong hop khong du nhan luc de dieu tra thi cong ty cd the thue tu van ben ngoai Trong noi dung phan tich cac du an, cong ty can nghien cuu day du ve cac ddi thu canh tranh, chien luge gia, san pham va cac ngudn thong tin thi trudng thu thap duoc Ve san pham nha chung cu, cong ty can dua chinh sach gia, he sd nha •f r cu the hon cSn cur vao vi tri can ho, thi hieu cua ngudi mua + Hoan thien noi dung phan tich tai chinh cua du an: can nghien cuu tinh toan an toan ve ngudn vdn va kha nang tra no cua cac du an - Trong giai doan thuc hien du an Giai doan thuc hien du an la giai doan hdt sue quan quydt dinh su 82 bai cua mot du an ma vdn dau tu chiem khoang 75% den 85% tdng vdn diu tu Mot du an tdt den may neu viec quan ly thuc hien khong tdt cung bang khong, tham ~ r r \ chi dan den that bai Cong ty can quan ly, giam sat chat qua trinh thuc hien du an d cac mat sau: Chi phi: Trong qua trinh thuc hi?n mot du an viec phat sinh chi phi gan nhu la dieu khong thd tranh khoi (do gia ca vat lieu, nhan cong, may xay dung luon bidn dong, lap du toan thidu sot ) Do cong ty can kidm soat chat che chi phi du A •> an nham dam bao tdng chi phi khong vuot tdng chi phi gidi han da dat Tien dp: Co rat nhidu nhan td anh hudng tdi tien cua du an nhu: thdi tidt, tien ngudn vdn, nang luc cua nha thlu thi cong, phat sinh hang muc diu tu Vi vay viec to chuc quan ly ddn doc giam sat cln het sue chat che nhlm dam bao cho cac cong trinh dy an duoc tridn khai dung tien do, tranh tinh trang cham tien lam tang chi phi cho du an Chat Iirong: Cac nhan td cd thd anh hudng ddn chat lugng du an nhu: didu kien thdi tidt, nang lye nha thau thi cong, giam sat thidu chat che dan ddn cong trinh kem chat luong Doanh nghiep cung can kidm soat chat che chat luong du an vi nd anh hudng ldn tdi uy tin cua cong ty, tranh tinh trang dly nhanh tien du an anh hudng ddn chat luong cong trinh An toan lao dong: Cac cong trinh xay dung cua du an thudng can nhidu lao •t r •> r ? dong thi cong, phai to chuc tot cong tac an toan lao dong de tranh su co dang tide xay Mat an toan lao dong se true tiep anh hudng ddn tien du an va chi phi phat sinh cho du an Cac mat muon thuc hien tot thi doanh nghiep can cd nhung giai phap sau: Hinh thuc cac Ban quan ly du an hien vua lam vira phan tan nhan luc, r r a vira lam gia tSng chi phi quan ly va thidu tinh phoi hop giua cac du an dau tu cua cong ty Do do, Cong ty cd thd lap mot Ban quan ly chung vira phoi hop giua cac du an, giam ap luc vd nhan su cong ty 83 Mdi thuc hien cac du an can phai tuyen dung ket hgp vdi dao tao chuyen sau, nang cao nang luc can bp chuyen mon co du kha nang danh gia, lua chon don vi tu van, thiet ke, giam sat cung nhu don vi lien ket lam nha thau thi cong Thuc hien tdt cong tac kiem tra thuong xuyen, dinh ky, dam bao viec thi cong xay dung, lip dat dugc dung tien du an de - Giai doan van hanh du an: Cong ty co phin DTXD & PTDT Song Da can nhanh chong hoan thien cac thu tuc quydt toan de dua cong trinh vao van hanh, khai thac phat huy tac dung cua du an Trong mgt du an, hang muc nao da thi cong, viec dua hang muc vao van hanh khai thac ma khong lam anh hudng den tien do, chat lugng, cong tac an toan cua cac hang muc khac thi cong ty hoan toan nen dua hang muc vao su dung, tang hipu qua kinh doanh, tranh bd gay lang phi Thuc hien don gian hoa bo may quan ly dd giam ap luc vd nhan su, phan bo nhan luc sang cac bo phan khac 4.3.4 Cac giai phap khac Giai doan hien nay, kinh td dit nude dang ddi mdi tung theo la hang loat cac chinh sach phap luat dugc dua cho phu vdi nen kinh td thi trudng luon luon bidn dong Do viec dinh hudng dua chien luge dau tu phat tridn dai han cho doanh nghiep la vd cung quan trgng 84 - Giai phap ddi vdi chien luge dau tu phat trien giai doan 2012-2020 Tham vong vdi mdi doanh nghiep luon la vo han, nhung hau het cac doanh nghiep nao hien ddu phai ddi mat vdi su khan hidm vd ngudn vdn, ngudn luc, kinh nghiem cung nhu thdi gian chuAn bi Chinh vi vay cac doanh nghiep can co mgt chien luge va chinh sach dau tu hgp ly nham tdi da hoa hieu qua cac nguon luc minh cd tay, tan dung tdt nhat cac co hoi dau tu, phat huy lgi the va nang cao hieu qua du an dau tu Cong ty Cd phan DTXD va PTDT Sdng Da nen cd chien luge kinh doanh cu the sau: + Chu trgng diu tu vao cac du an mang lai ngudn lgi nhuan cao, tan dung didm manh cua cong ty la ngudn vdn tu cd ldn, bo may quan ly tuong ddi hieu qua, ngudn nhan luc du kinh nghiem, thi phan ldn linh vuc kinh doanh bat dong san + Cong ty cung nen hudng tdi dau tu nhung du an chung cu nha gia re de cd them mot lugng ldn khach hang cd muc thu nhap trung binh va thip Khong chi vay cong ty cung nen da dang hoa san phim cua minh tao nhung can nha sang trgng, tien nghi, thong minh dd danh cho nhung nhung khach hang cd muc thu nhap cao + Ngoai cong ty cung nen hudng hoat dong cua minh theo hudng cac chuong trinh quy hoach phat tridn xa hoi cua chinh phu hoac dia phuong, dac biet chu y den cac vung co tiem nang ldn phat tridn tuong lai Xay dung ki luat quyet toan vdn dau tu Ben canh nhung giai phap da de cap d tren vdi viec lap ke hoach dau tu cung nhu quan ly va str dung vdn dau tu cd hieu qua Mot giai phap quan nua la r phai xay dung ki luat quyet toan vdn dau tu r \ 85 dung hap li cho viec quydt toan vdn dau tu va cAn co su giam sat chat che cua can bo quan li Cong ty cung can phai chu trgng xay dung ky luat quyet toan vdn dau tu la: Trong trudng hap du an cd su thay ddi ve cac ydu td nhu khoi r z \ r x lugng thiet ke, hoac trudng hap Nha nude co su dieu chinh ve che hoac dinh muc, thi cac dan vi thi cong phai lap tuc trinh duyet bd sung du toan ddng X X X thdi phai dieu chinh tdng muc dau tu Khi co su dieu chinh nhu cac X 7X7 trudng hap de cap d tren thi cong van trinh duyet de dieu chinh tdng du toan va tdng muc dau tu can neu rd thdi gian dieu chinh de lam ca sd quyet dinh cua ban lanh dao Cong ty 4.4 MQt so kien nghi vdi ca quan quan ly nha nude 4.4.1 Kien nghi vdi Nha Nude Thu nhat, nham tao didu kien cho cac doanh nghiep tham gia phat huy tdi da nang luc cua minh, Nha nude can xay dung mot hanh lang phap ly an toan va rong md Khi Viet Nam gia nhap lam vien WTO, thdi gian tdi vdi viec cam kdt md cua hoan toan thi trudng se la thdi diem kho khan cho tat ca cac doanh nghiep non tre Do vay, Nha nude can cd nhung bien phap, chinh sach hd tra cho cac doanh nghiep nude giup ho cd the canh tranh va dung vung tren thi trudng x r xx Thu hai la ve ca che chinh sach: Nha nude can xay dung ddng bo va hoan chinh he thdng cac van ban quy pham phap luat ve quan ly hoat dong dau tu kinh doanh bAt dong san, dau tu xay dung, tranh tinh trang van ban luat chong cheo, khong ro rang hoac thay ddi lien tuc gay kho khan cho doanh nghiep kinh doanh bat dong san hien x r x Thu ba, can dan gian hoa cac thu tuc hanh chinh cong tac cap phep dau tu, quan ly dau tu xay dung hien Ddi vdi mdi buoc trinh tu quan ly du an nhu r x xuong Cong tac quan ly luon ddi hoi su chat che nhung cung can nhanh gon, tranh rudm 86 Thu tu, chinh quyen dia phuong can cong bo, cong khai day du va chinh xac thong tin quy hoach chinh sach kinh te xa hoi, thong tin quy hoach xay dung va phat triin su dung dAt di cac doanh nghiep co the chu dong thuc hien yr f » cac hoat dong dau tu kinh doanh bat dong san phu hop vdi chien luoc phat trien chung cua dia phuong 4.4.2 Kien nghi Bo xay dinig Hien nay, thiet bi thi cong hien dai, nang suat cao, thdi gia thay doi nhieu de nghi Bo xay dung xem xet sua doi, bO sung cac dinh muc, don gia xay dung cho phu hop vdi tinh hinh thuc te 87 KET LUAN Cung vdi su phat trien kinh te cua nen kinh te, thi trudng bat dong san cang hoan thien va phat trien Trong sudt nhung nam vtra qua, cung vdi su phat tridn nhanh va manh cua thi trudng bit dong san nudc, Cong ty Cd phin dau tu xay dung va phat tridn thi Sdng Da da cd nhung budc phat tridn vugt bac, dac biet la linh vuc kinh doanh bat dong san Nhung du an dau tu bat dong san cua cong ty nhin chung dat duoc hieu qua tdt, tao nhung budc phat tridn manh me cho su phat tridn cua cong ty noi rieng cung nhu nhung ddng gop cho xa hoi noi r X ' — chung Tuy nhien, cd the thay rang, qua trinh thuc hien dau tu cua minh Cong ty CP DTXD & PTDT Sdng Da van tdn tai d khong it nhung han che can duoc sdm khSc phuc bang nhung giai phap cu the cho timg linh vuc lien quan den hoat dong dau tu bat dong san cua cong ty XuAt phat tir yeu cau thuc td, qua bai luan van de tai: “Dau tu phat tridn tai Cong ty cd phan dau tu xay dung va phat tridn thi Sdng Da”, tdi da de xuat mot sd giai phap mang tinh kha thi vd viec xay dung chien luge kinh doanh, huy dong ngudn vdn, quan ly dau tu, marketing, td chuc nhan su voi hy vong co the gop them nhung kidn thuc cung nhu ly luan nham dat muc tieu day manh hoat dong dau tu kinh doanh bat dong san cho doanh nghiep r •> r a r a Do thdi gian nghien cuu han che va su hieu biet cua ban than vd van de chua dugc sau rong, tdt rAt mong nhan dugc nhung y kidn ddng gop quy bau tir cac thay cd de luan van dugc hoan thien hem./ 88 DANH MUC TAI LIEU THAM KHAO Nguydn Bach Nguyet, PGS TS Tir Quang Phuong, “Gzdo trinh Kinh te ddu tu”, NXB Dai hoc kinh td qudc dan; Nguyen Bach Nguyet, “Giao trinh lap vd quan ly du an”, NXB Thong kd; Ho so nang luc cong ty cd phan DTXD & PTDT Song Da Bao cao tdi chinh cua cong ty co phan DTXD & PTDT Song Da giai doan 2007-2011; Luat kinh doanh bit dong san Nghi dinh 71/2010/ND-CP 23/6/2010 Website Cong ty cd phan dau tu xay dung va phat trien thi Song Da Dothisongda com