Nâng cao vai trò quản lý nhà nước đối với sự hình thành và phát triển thị trường bất động sản ở việt nam

TRUONG DAI HOC KINH TE QUOC DAN ******* NGUYEN VAN DAI NANG CAO VAI TRO QUAN LY NHA NIOC DOI VOT SU HINH THANH VA THAT TRIEN THI• TRUONG BAT DONG SAN O VIET NAM • • Chuyen nganh: KINH TE CHINH TRI LUAN VAN THAC SY KINH TE • • I “ I I- I DAI HOC KTQD THONG TIN THU VIEN Ngu’d’i hu'd’ng dan khoa hoc PGS.TS Dang Van Thing Ha noi, 2007 LOI CAM ON De hoan luan van nay, toi da nhan dirge nhieu sir dong vien va giup tan tinh cua cac thay co giao Truong Dai hoc Kinh td Qu6c dan Ha noi cung nhir dong nghiep, gia dinh va ban be, toi xin chan cam on nhung dong gop quy bau Dac biet, toi xin tran cam on PGS.TS Dang Van Thang da gianh r ■* y r nhieu thdi gian true tiep hudng dan toi suot qua trinh xay dung de cuong, nghien cuu va hoan luan van r \ r r Toi da co gang hoan thien luan van bang tat ca sir nhiet tinh va nang lire cua minh, nhien khong the tranh khdi nhung thieu sot Rat mong nhan A \ F duoc nhung y kien dong gop cua cac thay co, ban be va dong nghiep de luan 9 van duoc hoan thien va co the phat trien cao hon Ha noi, thang 01 nam 2007 Hoc vien Nguyen Van Dai LOI CAM DOAN Toi xin cam doan: n r nguon goc ro rang NGUYEN VAN DAI DANH MUC SO DO VA BIEU rri So d6 2.1 -frA a ■ •A Ten sff va bieu So Cau true thi trubng bat dong san Viet Nam theo quan he va hinh thuc giao dich So d6 2.2 Cau true thi trubng bat dong san Viet Nam theo doi tuong cua cac giao dich So 2.3a " “ X X Quy trinh giai quyet ho so cap giay chbng nhan quyen So 2.3b sb hbu nha va quyen sb dung dat theo ke hoach X X Quy trinh giai quyet ho so cap giay chung nhan quyen A sb huu nha va quyen sb dung dat theo nhu cau 7 7 BiSu 2.1 Luat Dat Dai va cac van ban lien quan Bieu2.2 Ket qua cap giay chbng nhan quyen sb dung dat b thi Ha Noi nam 2005 Bi£u 2.3 Ket qua cap giay chbng nhan quyen sb dung dat b tren dia ban tinh Tuyen Quang Bi£u3.1 Ke hoach sb dung dat nam 2006-2010 cua ca nubc Bieu 3.2 Ke hoach chuyen doi muc dich sb dung dat 2006-2010 cua ca nubc MUC • LUC • Loi cam on Loi cam doan Danh muc so’ va bieu r Tom tat luan van • LOI MO DAU Chuong I CO SO LY LUAN VA TH LC TIEN CUA VAI TRO QUAN LY NHA MOC DOI VOI SU* • HINH THANH VA PHAT TRIEN THI• TRLfONG BAT DONG SAN 1.1 Ly luan chung ve thi trubng bat dong san 1.1.1 Thi trubng bat dong san va dac diem thi trubng bat dong san .5 1.1.1.1 Khai niem thi trubng bat dong san 1.1.1.2 Cau true cua thi trubng bat dong san A 1.1.1.3 Dac diem cua thi truong bat dong san 11 1.1.2 Vai trd cua thi truong bat dong san nen kinh te quoc dan 15 1.2 Vai trd va noi dung cua quan ly Nha nude doi vdi su hinh va phat trien thi truong bat dong san 18 r z r r 1.2.1 Co sb kinh te qui dinh tinh tat yeu cua vai trd Nha nude doi vdi su hinh •> r va phat trien thi trubng bat dong san: 18 1.2.2 Noi dung quan ly Nha nude doi vdi su hinh va phat trien thi trubng bat dong san 25 1.3 Kinh nghiem quan ly thi trubng bat dong san cua mot so nude tren the gidi 28 1.3.1 Noi dung quan ly thi trubng bat dong san cua mot so nude tren the gidi28 13.1.1 Quan ly thi trubng bat dong san b Trung Quoc 28 1.3.1.2 Quan ly thi trubng bat dong san b Singapo 29 13.1.3 Quan ly thi trubng bat dong san b Malaysia 30 13.1.4 Quan ly thi trubng bat dong san b Cong hoa lien bang Due 31 13.1.5 Quan ly thi trubng bat dong san b Australia 32 13.2 Nhung bai hoc kinh nghiem ve quan ly thi trubng bat dong san 32 Chuong II THIC TRANG QUAN LY NHA NIOC DOI VOI SI HINH THANH VA PHAT TRIEN THI• TRUONG BAT DONG SAN O VIET • • NAM 34 2.1 Qua trinh hinh va phat trien thi trubng bat dong san b Viet Nam 34 2.1.1 Su dbi cua thi trubng bat dong san b Viet Nam 34 2.1.2 Thuc trang hoat dong cua thi trubng bat dong san Viet Nam 38 2.2 Quan ly Nha nubc doi vbi su hinh va phat trien thi trubng bat dong san b Viet Nam va bai hoc kinh nghiem 51 2.2.1 Nhung mat dat duoc cong tac quan ly Nha nubc doi vbi thi trubng bat dong san b Viet Nam 51 2.2.2 Nhung mat han che cong tac quan ly Nha nubc doi vbi thi trubng bat dong san b Viet Nam ' 59 r r 2.23 Nguyen nhan cua nhung han che cong tac quan ly Nha nubc dbi vbi thi trubng bat dong san b Viet Nam 68 2.2.4 Bai hoc kinh nghiem rut tu thuc trang quan ly Nha nubc doi vbi thi trubng bat dong san b Viet Nam .71 Chirong III QUAN DIEM VA GIAI PHAP NHAM NANG CAO VAI TRO QUAN LY NHA NtrOC DOI VOI SU* • HINH THANH VA PHAT TRIEN THI• TRLTCING BAT DONG SAN O VIET NAM 76 3.1 Quan diem nang cao vai tro quan ly Nha nubc doi vbi su hinh va phat trien thi trubng bat dong san Viet Nam 76 3.2 Mot so giai phap nham nang cao vai trd quan ly Nha nude doi vdi thi truong bat dong san Viet Nam 80 3.2.1 Tao lap moi truong phap ly cho thi truong bat dong san hoat dong 80 3.2.2 Hinh cac yeu to de thi truong bat dong san hoat dong 85 > r r 3.2.3 Nha nude dieu tiet thi truong bat dong san thong qua quan he cung cau 86 3.2.4 Doi moi va hoan thien he thong cac chinh sach kinh te 88 3.2.5 Mot so cac giai phap ky thuat khac 93 KET LUAN 100 TAI LIEU THAM KHAO 102 TRUONG BAI HQC KINH TE QUOC DAN ******* NGUYEN VAN DAI NANG CAO VAI TRO QUAN LY NHA NIOC DOI VOl SV HINH THANH VA PHAT TRIEN THI• TRUING BAT DONG SAN O VIET NAM • • Chuyen nganh: KINH TE CHINH TRI LUAN VAN THAC SY KINH TE • • TOM TAT LUAN SY • VAN THAC • Ha noi, 2007 i LO’I MO DAU Tinh cap thiet cua de tai nghien cuu O Viet Nam, cac giao dich ve bat dong san da ton tai tu lau nhung chi la thi trubng ngam, thi trubng phi chinh thuc Phai den nam 1993, thi trubng bat dong san moi bat dau duoc thua nhan Luat Dat dai cho phep r > \ chuyen nhuong quyen su dung dat va thi trubng chinh thuc ton tai tren van ban Nha nubc tu nam 1996 Van kien Dai hoi Dang toan quoc lan thu VIII Ke tu den nay, Dang va Nha nubc ta luon khang dinh:”quan ly r chat che dat dai va thi trubng bat dong san la mot nhung hoat dong chu r yeu de tao lap dong bo cac yeu to thi trubng” t r r Thuc te qua trinh phat trien kinh te thi trubng b nubc ta thbi gian qua cho thay: thi trubng bat dong san van chua the dong vai tro la dong luc can ban thuc day su tang trubng nen kinh te Mot nhung nguyen nhan chu yeu la vai tro quan ly Nha nubc vbi thi trubng bat dong san r qua mb nhat Chinh vi vay, de lanh manh hoa su phat trien cua thi trubng bat dong san, hubng tbi hoa hop vbi he thong dong bo cac loai thi trubng nen kinh te thi viec nang cao vai tro quan ly Nha nubc doi vbi thi trubng bat A r A ? A dong san la vo cimg can thiet Nhan thuc duoc tarn quan cua van de nay, tac gia da chon de tai: “Nang cao vai tro quan ly Nha nirbc doi vbi su- hinh hanh va phat trien thi trubng bat dong san b Viet Nam” cho luan van thac sy cua minh Tinh hinh nghien cuu cua de tai: Bat dong san la hang hoa dac biet nen kinh te thi trubng dinh < A /-w hubng XHCN b nubc ta, la van de ly luan va thuc tien mbi me va dang nhieu kho khan hoach dinh co che chinh sach De lam co sb xay dung bo Luat Dat Dai, Luat Kinh doanh Bat dong san, Dang va Nha nubc da giao cho nhieu co quan, don vi va ca nhan cac nha khoa hoc nghien cuu ii Nhieu de tai da dugc cong bo d nhung goc va muc khac nhau, nhien cho den nay, chira co de tai hoac cong trinh nghien cuu nao da cong r y r bo ma tac gia dirge biet lai trung vdi de tai luan van Muc dich nghien cuu cua de tai: Ve mat ly luan: luan van he thong hoa nhung van de ly luan co ban ve r r e thi trudng bat dong san va vai trd quan ly Nha nude doi vdi su hinh va phat trien thi trudng bat dong san Ve mat thuc tien: luan van nghien cuu thuc trang quan ly Nha nude r ■ r doi vdi qua trinh hinh va phat trien thi trudng bat dong san d Viet Nam de de xuat mot so quan diem va giai phap nham nang cao vai trd quan ly Nha nude doi vdi su hinh va phat trien thi trudng bat dong san d Viet Nam Doi tuong va pham vi nghien ciru Nham dat muc dich tren, doi tugng ma luan van hudng tdi chinh la thuc trang quan ly Nha nude doi vdi su ddi va phat trien cua thi trudng bat dong san d Viet Nam Ben canh do, luan van cung de cap tdi noi dung quan ly thi trudng bat dong san cua mot so nude tren the gidi de lam kinh nghiem cho viec de xuat cac giai phap tang cudng cong tac quan ly Nha r r nude doi vdi thi trudng bat dong san d nude ta Phuong phap nghien cuu Luan van su dung phuong phap nghien cuu vat bien chung, xem xet cac van de dua tren quan diem vat lich su Ngoai ra, luan van edn su dung cac phuong phap nghien cuu cu the nhu phan tich, so sanh, tong hop cac du lieu ket hop vdi ly luan co ban va quan diem, dudng loi phat trien kinh te cua Dang va Nha nude thdi ky hien Nhung dong gop cua luan van 90 e r r \ r t viec dang ky dat dai, bat dong san Can sua doi he thong cac loai phi va le phi theo hudng thap ty le thu, thu tuc don gian de khuyen khich ngubi dan tich cure tham gia vao thi truong giao dich chinh thuc - Chinh sach gia: Mot nhung bat cap cua cac co quan quan ly Nha nudc ve bat dong san hien la de ton tai tinh trang gia tren thi trubng nay, la gia cua Nha nudc va gia thoa thuan, gia dat tren thi trubng cao gap tu — lan, ca biet co noi cao gap gan 10 lan gia qui dinh khung gia dat cua Nha nudc Vi vay, viec xoa bo dan co che gia de tien tdi chi co mot e r r r \ r gia chung thong nhat theo thi trubng la rat can thiet Dinh hudng quan la phai chuyen tu viec xay dung gia (hay khung gia) sang viec de nhung nguyen tac cho viec dinh gia va tham dinh gia de chuyen tu co che gia sang co che mot gia chung thong nhat Co che giao dich bat dong san se hoan toan tuan thu nguyen tac cua gia ca thi trubng Chinh viec thuc hien dau gia quyen r r r r su dung dat va bat dong san doi vdi tat ca cac nguon cung hang hoa tu khu vuc Nha nudc se giup tao lap mdi trubng canh tranh lanh manh Nha nudc can co cac che tai kiem soat gia ca mot each hop ly doi vdi cac loai bat dong san, nhat r la cac bat dong san dung vao muc dich su dung xa hoi nhu nha d danh cho ngubi co thu nhap thap, dong thbi Nha nudc cung can tang them quyen cho cac dia phuong viec dinh gia dat va bat dong san phii hop vdi dieu kien tai dia phuong A Z A Ben canh viec xoa bd dan co che gia tren, Nha nudc can phai chu a a r r a dong tiem luc dieu tiet tri muc gia can bang tren thi trubng bat dong san Trong trubng hop gia bat dong san sut giam, thi trubng co nguy co vo, Nha nudc su dung nguon luc tai chinh de mua vao vdi muc tuong duong muc gia xay dung de tang quy nha cho thue thuoc sd huu Nha nudc va cuu van su pha san cua cac cong ty khong ban dupe san pham Trong trubng hop gia tang bat thuong, Nha nudc co the tang nguon cung tu cac quy dat phat trien cac Z A cong trinh bat dong san hoac dua quy nha da mua truoc day bo sung vao nguon 91 cung cua thi truong Dong thdi, Nha nuoc thuc hien ban nha thuoc so huu nha nuoc dang cho thue de thong qua hinh gia cong khai co tac dung dinh huong thi trudng va gian tiep tang cung tren thi trudng Neu lam tot cong tac du bao nhu cau va chu dong tang quy nha thuoc so huu Nha nuoc mot cach tuong ung, Nha nuoc hoan toan co the chu dong can thiep vao thi trudng nham tri quan he cung cau can bang va on dinh gia ca > r r r - Chinh sach tai chinh giao dat va thu hoi dat: co che xet duyet viec giao, cho thue dat va giao du an dau tu kinh doanh bat dong san can phai duoc thay the bang co che lua chon chu dau tu thong qua dau thau du an, giao dat bang dau gia quyen su dung dat Chinh sach den bu, giai phong mat bang cung can dOi moi boi chinh viec den bu dat dai va xac dinh gia bat dong san khong phu hop voi gia tri thuc te da gop phan kim ham su phat trien thi trudng, gay nhieu ach tac hoat dong giai phong mat bang thuc hien cac du an ve chinh sach den bu cho ngudi co dat bi thu hoi, chung ta co the hoc tap kinh nghiem cua Trung Quoc Theo phap luat dat dai Trung Quoc, van de boi thudng duoc qui dinh nhu sau: a a r a a< - Ve tham quyen thu hoi dat: chi co Chinh phu va chinh quyen cap tinh, r a at truc thuoc Trung uong moi co tham quyen thu hoi dat A r A A - Ve doi tuong duoc den bu giai toa mat bang: trudng hop pha nha o, nha rieng cua ngudi dan nao thi ngudi duoc boi thudng thiet hai Doi voi nha tap the, nha khong co ngudi o, nha o cua tap the hoac cua thon, xa nhung khong thuoc so huu ca nhan thi tien boi thudng duoc su dung de xay dung xi nghiep tai dia phuong Ngudi dau tu xay dung xi nghiep tren manh dat giai toa nha phai tra tien cho dia phuong co manh dat va khoan tien boi thudng , ' ' A duoc xac dinh la phan von gop cO phan cua dia phuong xi nghiep A A AAA - Ve trach nhiem boi thudng: Phan lon tien boi thudng ngudi su dung dat tra tien Tien boi thudng bao gom: le phi su dung dat nop cho nha nuoc va cac khoan tien tra cho ngudi co dat bi thu hoi Le phi su dung dat phai nop 92 cho nha nubc bao gom: le phi khai khan dat dai, le phi chong lu lut, le phi chuyen muc dich su dung dat; le phi duoc chia theo ty le 70% giu lai ngan sach cap tinh va 30% nop vao ngan sach TW Ngoai ra, phap luat Trung Quoc qui dinh muc nop le phi tro cap doi song cho nguoi bi thu hoi dat la nong dan cao tuoi khong the chuyen doi sang nganh nghe moi bi mat dat nong nghiep Cac khoan tien den bu cho ngubi co dat bi thu hoi phai tuan thu nguyen A Z X Z tac: dam bao cho ngubi dan bi thu hoi dat co cho b moi voi gia tri bang hoac cao hon so vbi noi b cu Khoan tien boi thubng bao gom: tien boi thubng r r y \ t dat dai va tien tro cap ve tai dinh cu duoc tinh theo gia tri tong san luong cua * z r \ z dat dai nhung nam trubc day nhan vbi he so Nha nubc qui dinh; tien tro cap boi thubng hoa mau va tai san tren dat dai tinh theo gia thi trubng tai thoi diem > z r r a a a thu hoi dat Doi voi nha b, so tien boi thubng duoc xac dinh gom: gia ca xay dung lai nha b, su chenh lech giua gia xay lai nha moi va nha cu, gia dat tieu chuan, tro gia ve gia ca r A - Cor quan quan ly gidi phong mat bang' Cue quan ly tai nguyen dat dai tai cac dia phuong thuc hien viec quan ly giai toa mat bang Ngubi nhan khu dat thu hoi se thue mot don vi xay dung giai toa mat bang khu dat - Quan ly dat dai dai sau giao dat, cho thue dat' dat duoc giao, chuyen nhuong qua thoi han hoac qua gibi han qui dinh thi se bi nha nubc z a z z z quyet dinh thu hoi Neu dat khong bi giai toa hoac nhan dat ma khong sir Z dung thoi gian ngan thi nha nubc co the thu phi khong dam bao thoi han Trubng hop su dung sai muc dich, nha dau tu phai thay doi muc dich su dung phu hop vbi muc dich da ghi quyet dinh giao, cho thue dat; dong thoi ho phai co nghia vu tra tien chuyen doi muc dich su dung cho Nha nubc Tu thuc tien nubc ta va qua nghien cuu cong cua chinh sach den bu b Trung Quoc, bai hoc rut la: chinh sach den bu phai dua tren co sb loi ich Z A z cua co che thi trubng dong thoi the hien vai tro sb huu toi cao cua Nha nubc va dam bao bu dap loi ich cho ngubi phai di doi Ngubi phai di doi se nhan duoc 93 e X r ' muc gia den bu tuong dirong voi gia bat dong san trade co cong trinh dau tu cong them mot phan khuyen khich tuong duong vdi ty le nhat dinh loi ich cua cong trinh sau dau tu Dong thdi ngudi phai di doi dupe tao lap cho dinh cu r r xuat va doi song cua noi trade di doi 3.2.5 Mot so cac gidiphap ky thuat khac - Doi mdi, nang cao chat luong cong tac quy hoach va quan ly quy X X hoach nham dam bao quyen dinh doat va hudng loi cua Nha nudc cung nhu dam bao dat dai dupe su dung dung muc dich theo quy hoach da duyet Bieu 3.1: Ke hoach sir dung dat nam 2006-2010 cua ca nude (Don vi:ha) STT Loai dat 1.1.1 Dat nong nghiep Dat san xuat nong nghiep r > Dat cay hang nam 1.1.1.1 Dat lua nudc 1.1 Dien tich 26.219.950 9.239.930 6.583.040 3.861.380 r 1.1.1.2 Dat lua nudc vu trd len 3.311.770 1.1.2 Dat cay lau nam 2.656.890 1.2 Dat lam nghiep 1.2.1 Dat rung san xuat 7.702.490 1.2.2 Dat rung phong ho 6.563.210 1.2.3 Dat rung dac dung 1.977.970 16.243.670 1.2.4 1.3 Dat khoanh nuoi phuc hoi rung A Dat rung r x Dat nuoi thiiy san 1.4 Dat lam mudi 20.690 1.5 Dat nong nghiep khac 15.600 Dat phi nong nghiep 4.021.380 2.1 Dat or 1.035.380 957.950 1.2.5 1.000.000 700.060 94 -— -Dat o nong thon 2.1.1 924.640 2.1.2 Dat o thi 2.2 Dat chuyen dung 2.2.1 Dat xay dung tru so cor quan, cong trinh su nghiep 2.2.2 Dat su dung vao muc dich quoc phong, an ninh 281.180 2.2.3 Dat san xuat, kinh doanh phi nong nghiep 227.290 2.2.3.1 Dat xay dung khu cong nghiep 100.470 2.2.3.2 Dat lam mat bang xay dung cor so san xuat, kinh doanh 44.430 2.2.3.3 Dat su dung cho hoat dong khoang san 54.160 7 110.740 1.702.810 > " 28.530 2.2.3.4 Dat san xuat vat lieu xay dung, lam gom, su 2.2.4 Dat sir dung vao muc dich cong cong 2.2.4.1 Dat giao thong 636.090 2.2.4.2 Dat thuy lqi 385.150 2.2.4.3 Dat xay dung he thong truyen dan nang luqng, truyen 28.230 1.165.810 15.960 thong 2.2.4.4 Dat xay dung cong trinh van hoa 21.320 7 2.2.4.5 Dat xay dung cong trinh y te 2.2.4.6 Dat xay dung cong trinh giao due va dao tao 42.310 2.2.4.7 Dat xay dung cong trinh the due the thao 21.390 6.690 2.2.4.8 Dat xay dung cho 2.2.4.9 Dat co di tich lich sir - van hoa, danh lam thang canh r Dat de chat thai, bai rac, khu xu ly chat thai ? 2.2.4.10 6.610 18.040 12.250 2.3 Dat lam nghia trang, nghia dia 92.290 7“ 2.4 Dat ton giao, tin nguong Dat chua su* dung 13.080 2.879.830 (Nguon: Nghi quyet so 57/2006/QH11 29/6/2006 ve ke hoach su dung dat nam 2006-2010 cua ca nuoc) He thong quy hoach bao gom: quy hoach tong the phat trien kinh te xa hoi, quy hoach su dung dat, quy hoach khong gian va cac quy hoach chuyen 95 nganh, quy hoach vung va tieu vung Tat ca cac quy hoach tren deu co tac dong true tiep tdi dinh hudng phat trien va xu hudng van dong cua thi trudng bat dong san Cac quy hoach, dac biet la quy hoach chi tiet xay dung thi va quy hoach su dung dat, sau duoc phe duyet can duoc cong bo cong khai de cac > r r a phan kinh te biet va tham gia dau tu Bieu 3.2: Ke hoach chuyen doi muc dich su* dung dat 2006-2010 cua ca nuoc (Doti vi:ha) STT Loai dat chuyen doi X X /V /A Chuyen dat nong nghiep sang su* dung vao muc dich Dien tich 645.200 phi nong nghiep 7.7 r r \ Chuyen dat lua nuoc hieu qua thap sang sic dung vao 72.600 cac muc dich khac r 1.1.1 \ r Chuyen dat lua nude sang dat phi nong nghiep khong 59.400 phai dat d 1.1.2 A ? Chuyen dat Ilia nude sang dat d 7.2 Chuyen dat lam nghiep cd rung sang sir dung vao cac muc 13.200 105.600 dich khac 1.2.1 Chuyen dat lam nghiep co rimg sang dat san xuat nong 46.600 nghiep 1.2.2 r Chuyen dat lam nghiep co rung sang dat phi nong nghiep 56.100 khong phai dat d r 1.2.3 Chuyen dat lam nghiep co rung sang dat d Chuyen dat chua sir dung vao su* dung 2.7 2.900 2.193.100 r Chuyen dat chua sic dung vao su dung cho muc dich nong 2.042.600 nghiep 2.2 Chuyen dat chua sic dung vao sic dung cho muc dich phi 150.500 nong nghiep (Nguon: Nghi quyet so 57/2006/QH11 29/6/2006 ve ke hoach su dung dat nam 2006-2010 cua ca nude) 96 Noi dung cong tac quy hoach can duoc thong nhat de khac phuc tinh > r \ r trang trung lap, chong cheo, gay kho khan, lang phi ca ve thdi gian va von qua trinh dau tu Can kiem tra, soat lai quy hoach, ke hoach su dung dat tren pham vi ca nudc nham khac phuc nhung han che nhu quy hoach, ke hoach khong duoc lap tir co sd, viec xet duyet khong thuc hien chat che, ke hoach str r r \ dung dat chu yeu dua tren nhu cau chu khong can cu vao quy hoach Day la viec lam rat can thiet vi quy hoach, ke hoach la co sd nen tang cho hoat dong phan bo, str dung hay quan he giao dich bat dong san Tren co sd kiem tra, soat va da chinh thuc hoa cac quy hoach, ke hoach, cac dia phuong can lua chon cac noi dung, hinh thuc va phuong tien thong tin cho moi ngudi dan deu co the tiep can de dang Vdi nhung sai pham phat hien qua trinh kiem tra nhu: chuyen nhuong, chuyen doi muc dich str dung dat trai phep; dat dai giao cho cac co quan don vi de hoat dong san xuat kinh doanh nhung lai dem chia Id cho can bo lam nha d, cho thue de kiem loi hoac chuyen nhuong bat hop r r r phap; lan chiem dat cong xay dung trai phep lam pha vd canh quan, pha vd quy hoach chung thi xtr ly dinh chi xay dung, xtr phat hanh chinh, cudng che pha A A can duoc thuc hien nghiem tuc nham lap lai trat tu, ky cuong linh vuc quan ly xay dung, han che tien tdi cham dut tinh trang xay dung nha d tu phat la mot nhung nguyen nhan thuc day su doi va phat trien tran lan cua tinh trang mua ban nha “trao tay”, chuyen nhuong quyen su dung dat va cac loai bat dong san khac trai quy dinh cua phap luat - Hoan thien he thong to chuc cua thi trudng Chung ta biet rang thi trudng bat dong san gom phan la thi trudng so cap va thi trudng thu cap Hoat r r dong cua thi trudng bat dong san la ket qua tuong tac cua thi trudng tren, song van de tarn cua quan ly Nha nuoc la hudng vao dieu tiet hoat thi trudng thu cap Thi trudng thu cap can duoc hoan chinh theo hudng xay dung 97 r ' san, he thong thong tin bat dong san, to chuc moi gidi bat dong san, cac dinh r r che tai chinh tham gia thi trudng bat dong san va cac to chuc dich vu cong, lap va hoan chinh qui che hoat dong cac san giao dich bat dong san de tao dieu kien cho thi trudng hoat dong minh bach va cd tin cay cao Cac san giao dich phai thuc su la noi cac chu dau tu cong khai nhung thong tin nhu ke hoach ban nha, cho thue nha, danh sach dang ky mua hoac thue nha, gia ban, gia cho thue, tien thuc hien du an de nhan dan biet va qua Nha nude cung cd 7 r the kiem tra, giam sat hoat dong mua ban, cho thue hay tien trien khai thuc hien cac du an Hien nay, ngoai cac san giao dich tu nhan tu lap vdi qui md nho, Nha nude cung da cho phep lap san giao dich bat dong san d Ha r \ noi va Ho Chi Minh Do mdi lap nen hoat dong cua cac san r r y chua thuc su dem lai ket qua nhu mong muon Vi vay can nhanh chong rut dung chuc nang va tir nhan cac dia phuong Ngoai ra, de dam bao su cong khai, minh bach tren thi trudng, cac chinh sach uu dai dau tu xay dung nha d de ban va cho thue can thay ddi theo hudng bai bo uu dai trung gian thong qua doanh nghiep, chuyen sang ho tro true tiep cho cac doi tuong kho khan ve nha d Thuc te hien nha nude dang danh nhieu chinh sach uu dai cho cac to chuc kinh doanh nha d de ban va cho thue Tuy nhien, san pham ban cho vdi gia ca the nao thi lai hoan toan cac to chuc tu y thuc hien Boi vay, cho dpi mot quy che quan ly thich hop cd tinh phap cao de dam bao nha d cho ngudi cd nhu cau thuc su thi can cd mot qui dinh ve viec cong ty kinh doanh phai dang ky quy dat, quy nha xay dung, co che mua ban va chiu su kiem tra cua cac co quan chuc nang - Hoan thien bo may va tang cudng nang luc can bo quan ly Hien cd hai Bo dang quan ly true tiep mot phan bat dong san la Bo Tai nguyen va Mdi trudng va Bo Xay dung Trong do, Bo Tai nguyen va Mdi trudng cd chuc nang quan ly Nha nude ve dat dai phan co ban nhat cua cac yeu to bat 98 dong san Bo Xay dung quan ly cac cong trinh xay dung la cac tai san ton tai tren dat dai Cac bo nganh khac, theo muc vi pham va chuc nang hoat dong dang tham gia vao quan ly cac bat dong san chuyen nganh va mot so yeu to cua bat dong san va thi trudng bat dong san Vdi cach phan cap quan ly nhu hien thi ro rang la cong tac quan ly bat dong san va thi trudng bat dong san d nudc ta rat phan tan, can phai to chuc lai Theo Luat Kinh doanh bat dong san co hieu luc tu 1/1/2007, cong tac quan ly thi trudng bat dong san duoc giao cho Bo Xay dung Du da khac phuc duoc tinh trang phan tan nhung van de la phan cong nhu vay co thuc su phu hop hay khong? Xet ve ban chat va khai niem cung nhu cac tieu chuan ve bat dong san thi khong co mot bat dong san nao khong gan lien vdi yeu to dat dai Them vao do, chi rieng yeu to dat dai khong can co cac cong trinh xay dung thi dat dai da la bat dong san va la mot bo phan quan cua thi trudng bat dong san Vi vay, co nen chang thi trudng giao cho Bo Tai nguyen va Moi trudng quan ly va dinh hudng, cac bo nganh khac theo muc pham vi quan ly cac yeu to se tham gia phoi hop Tren co sd phan cap va phoi hop chat che giua cac bo nganh tu TW, tai dia phuong, cac co quan ban nganh se thuc hien chuc nang nhiem vu cua minh theo su phan cong dieu hanh cua lanh dao chinh quyen dia phuong Uy ban nhan dan cap tinh chiu trach nhiem ve hoat dong cua thi trudng bat dong san tai dia phuong Cac co quan quan ly Nha nudc phai quan triet nguyen tac quan ly: cai cach thu tuc hanh chinh, tao dieu kien thong thoang tat ca cac khau lien quan p z y den hoat dong phat trien, giao dich va quan ly thi trudng bat dong san, viec dieu hanh thi trudng phai theo quy luat thi trudng va han che tdi muc thap nhat su A > can thiep bang menh lenh hanh chinh Ben canh do, can lua chon va xay dung he thong cac don vi Nha nudc chu dao de dam nhan truc tiep vao viec quan ly dau tu thong qua ngan sach cua Nha nudc va quan ly quy nha thuoc sd huu Nha nudc de dam bao su binh on thi trudng bat dong san va thuc hien chinh sach xa hoi 99 Mot noi dung quan khac nham tang cudng hieu luc va nang luc quan ly cua bo may nha nuoc doi voi thi truong bat dong san la: tang cubng can bo co trinh khong chi cho Bo chu quan ma ca cac Bo co lien quan den thi trubng bat dong san va cac dia phuong Doi ngu can bo quan ly cac cap phai nam duoc nhung van de co ban ve phat trien thi trubng bat dong san cung nhu cac the che lien quan den tao lap, giao dich va quan ly thi trubng bat dong san va nhan thuc day la mot nhung thi trubng quan cua nen kinh te quoc dan 100 KET LUAN Thi truong bat dong san dong vai tro rat quan trong nen kinh te quoc dan Mot mat, thi trubng chiu anh hubng cua toe tang trubng kinh Z A te nhung mat khac su phat trien cua no cung anh hubng true tiep den nen kinh te Trai qua hon 10 nam chinh thuc duoc thua nhan dbi va phat trien,thi r trubng bat dong san b Viet Nam van chua the dong vai tro la mot nhung dong luc can ban thuc day su tang trubng nen kinh te dat nubc Hoat dong cua thi trubng co nhieu bieu hien vupt ngoai tam kiem soat cua Nha nubc, cac quan he cung cau va giao dich tren thi trubng ngam phi chinh thuc van dieu chinh huu hieu Vi vay, viec nang cao vai tro quan ly Nha nubc doi vbi thi trubng bat dong san nubc ta het sue can thiet \ r Vbi muc dich tiep tuc hoan thien nham nang cao vai tro quan ly Nha r •> r nubc doi vbi thi trubng bat dong san Viet Nam, tren co sb van dung tong hop cac phuong phap nghien cuu, luan van vbi de tai: “Nang cao vai trd quan ly < A Viet Nam” da dat duoc mot so ket qua cu the sau: - Luan van da he thong hoa nhung van de ly luan co ban ve thi trubng bat A A < dong san thong qua viec lam ro khai niem ve thi trubng bat dong san, cau true va dac diem thi trubng bat dong san; dong thbi luan van da neu bat noi dung quan ly Nha nubc dbi vbi thi trubng bat dong san va su can thiet phai nang cao vai tro quan ly Nha nubc doi vbi thi trubng - Luan van di sau nghien cuu thuc tien qua trinh hinh va phat trien ma dac biet la thuc trang hoat dong cung nhu cong tac quan ly thi trubng bat dong san Viet Nam hien Tren co sb do, gop phan lam ro nhung ket qua dat > a F r dupe va nhung ton tai can khac phuc cong tac quan ly cua Nha nubc doi vbi su phat trien cua thi trubng bat dong san Viet Nam 101 A - Luan van da tap trung phan tich nguyen nhan cua nhung ton tai cong tac quan ly thi truong bat dong san d Viet Nam, ket hop voi bai hoc kinh x r r r •> \ nghiem ve quan ly thi truong bat dong san cua mot so nuoc tren the gioi de de xuat mot so giai phap nham nang cao vai tro quan ly Nha nuoc doi voi su phat trien cua thi truong bat dong san d nuoc ta Mac du da rat co gang, song dieu kien thoi gian va trinh han che nen luan van khong the tranh khoi nhung thieu sot nhat dinh Kinh mong nhan duoc nhung dong gop quy bau cua thay, co va ban be de luan van duoc hoan thien hon 102 TAI LIEU THAM KHAO Bao dien tu: http://www.vnexpress.net Bao dien tu: http:///www.vneconomy.vn Bo Xay dung: To trinh “De an phat trien thi trudng bat dong san”, 05/03/2004 Bo Xay dung (2004), Dinh hudng qui hoach tong the phat trien thi Viet Nam den nam 2020, NXB Xay dung, Ha noi Bo Tai nguyen va Mdi trudng: So 2162/BTNMT - DD ve viec thi hanh Luat Dat dai nam 2003 thdi gian chua co cac nghi dinh hudng dan thi hanh, 02/07/2004 Bo Tai chinh: so 7760/TC - QLCS 14/07/2004 v/v thuc hien Luat Dat dai nam 2003 Bo Tai chinh - Bo Tai nguyen va Mdi trudng: Thong tu lien tich sd 30/2005/TTLT/BTC - BTNMT 18/04/2005 C.Mac va Ph Anghen toan tap, tap 25 phan I, NXB Chinh tri quoc gia Suthat, 1994 C.Mac va Ph Anghen toan tap, tap 25 phan II, NXB Chinh tri quoc gia Suthat, 1994 10 PGS TS Hoang Cudng (2004), Mot so gidi phap nham nang cao hieu luc quan ly Nha nudc ve thi trudng dat dai, De tai nghien cuu khoa hoc cap bo nam 2004 11 PGS.TS, Hoang Van Cudng (chu bien) (2006), Thi trudng bat dong san, NXB Xay dung, Ha noi 12 Chinh phu: Bao cao sd 1090/KTN 10/03/1997 v/v Bao cao qui hoach, ke hoach su dung dat dai ca nudc den nam 2010 13 Chinh phu: Nghi quyet sd 06/2004/NQ - CP 19/05/2004 ve mot sd bien phap phat trien lanh manh thi trudng bat dong san 103 14 Chinh phu: Nghi dirdh so 181/2004/44D - CP ve thi hanh Luat: Dat Dai 15 PPinP pPu: NgPi dinP so 68/2001/ND-PV 01/10/2001 ve quy r r PoacP, ke PoacP su dung dat dai 16 Dang Chng san Viet Ngm ( 1996/, Van kien Dai hoi Dang toan quuc lan thu VIII, NXB PPinP tri Quoc gia Ha noi 17 Dang Chng s an Viet Ngm (2005), Van kien Hoi nghh lan thh VII Ban chap hnnh TW khoa IX, NXB PPinP tri Quoc gia Ha noi 18 Dang Chng san Viet Ngm (2005), Van kien Dai hhi Dang toOn quoc lan thuX, NXB PPinP tri Quoc gia Ha noi 19 TGp Trim Quang Huy, PVam Xuan Hoang (2004), Quyen sis dung dat thl truvkh bat dong snn a Viet Nnm, NXB Tu pPap, Ha noi 20 Luat: Kinh Poanh Pat dong san: hUn://v/ww.iTioc.cov-vn Dat 21 Luat dai cac nam 1993, 2000 va cac luat sua doi: Pttp://www.moc.gov.vn 22 Luat Nha h nam 0005; h tspp/www■moc■£ov.vn 23 TrpchiDathi: http://dothi■net/Nhws/Humo 24 TTu tuung ChiPh phP: Chi thi so 05/5006/CPrTTG ve day monh Phi hanh Luat aat dai 25 GPu tunng hPinP pPu: NgPi quyet so 06/2004/NQ- hV 19/05/2004 > r r i ve mot so giai pPap pPat trien lanP manP tPi truong bat dong san 26 Ha Quy GinP (2005), Ly luan dln to van dining de gini quyet mot sc r \ y y r r van de ve dat dni a Viet Nnm, ae tai ngPien cuu kPoa Poc cap bo tPuoc Bo Gai cPinP nam 2005 27 Le Van Gu (1997), ”Gia tri va gia ca dat dai, nPa nunc tPam gia pPan pPoi gia tri dat”, Nghien cuu kinh te tPang 12/1997 r r 28 Truung Da hoc Kinh Pe q uoc dan (2001), Giao tvinn Quon ly Nhh n nuc ve dat dni Nhn a NXB hPinP tri Quoc gia, Ha noi , 104 29 Trudng Dai hoc Kinh te quoc dan (2001), Giao trinh Nguyen ly thi truong nha dat, NXB Chinh tri Quoc gia, Ha noi 30 Trudng Dai hoc Kinh te quoc dan (1996), Giao trinh Kinh te Chinh tri hoc, NXB Giao due, Ha noi 31 PGS.TS Dang Thi Loan, GS.TSKH Le Du Phong, PGS.TS Hoang Van Hoa (dong chu bien) (2006), Kinh te Viet nam 20 nam ddi mdi (1986 2006) tun va nhung van de dat ra, NXB Dai hoc Kinh te quoc dan, Ha noi 32 PGS.TS Nguyen Dinh Khang va PGS.TS.Vu Van Phuc, Mot so van de y r ly luan cua C.Mac va Lenin ve dia to ruong dat 33 Van kien Dai hoi Dang cac khoa VII, IX, X tai http://www.cpv.org.vn