Thị trường bất động sản TPHCM thực trạng và giải pháp _ Đề tài nghiên cứu khoa học cấp trường

BQ GIAO Dl)C VA £>AO T~O TRU'ONG £>AI HOC KINH TE TP.HO CHi MINH , • a~ TAl NGHIEN ClrU KHOA HOC CAP TRU'ONG ,(1 \ :, • '-':-; ~: ~ THI• TRU'6'NG BAT DONG SAN • THANH PHO HO CHi MINH - THU'C TRANG • • VA GIAI PHAP MA SO: cs- 2007-06 CHU NHieM D~ TAl TS NGUY~N NGQC VINH TP.HO CHi MINH- 2010 r :J, - TH! TRU'ONG BAT DONG SAN TP.HCM- THl,J'C TRANG VA GIAI PHAP Ml)C LIJC Ml)C Ll)C DANH Ml)C CAC Tlf VI~T TAT DANH Ml)C BANG BI~U DANH Ml)C SO 80 VA HINH ANH PHAN MO 8AU 1 TiNH CAP THI~T COA 8~ TAL 801 TU'Q'NG VA PHI:\M VI NGHIEN CLrU PHU'ONG PHAP NGHIEN CLrU Ml)C TIEU NGHIEN CLrU QUY TRINH NGHIEN CLrU NOI DUNG CHiNH C0A8~ TAI ChU'ang 1: CO SO LV LUAN V~ TH! TRU'ONG BAT BONG SAN 1.1 Khai ni~m v~ BBS va thi trU'6'ng BBS 1.2 Ph an 1.3 Nhfrng d~c di~m cua thi trU'6'ng b~t dong san 1.4 Vai tro cua thi trU'6'ng b~t dong san 1.5 Cung - cau thi trU'6'ng b~t dong san 10 1.6 Quan h~ cung - cau thi trU'6'ng b~t dong san 14 Quan ly nha nU'&c v~ thi trU'ang b~t dong san 15 lo~i thi trU'6'ng BBS Tom tat chU'ang 16 ChU'ang THV'C TRI:\NG TH! TRU'ONG BAT BONG SAN TP HCM 17 2.1 Tong quan v~ phO HO Chi Minh 17 2.2 Khai quat v~ thi trU'6'ng BBS t~i TP HCM 20 2.3 NhCrng d~c di~m cua thi trU'ang b~t dong san t~i TP HO Chi Minh 22 2.4 Thanh phan tham gia thi trU'ang b~t dong san t~i TP HCM 24 2.5 Ti~m nang ph at tri~n thi trU'ang b~t dong san t~i TP HCM 25 Tom tat chU'ang 26 ChU'ang PHAN TiCH SO LII;U KHAO SAT V~ TH! TRU'ONG BAT BONG SAN THANH PHC HO CHi MINH 28 3.1 Ph an tich khao sat v~ thOng tin ca nhan 28 3.2 Phan tich khao sat tong quat v~ thi trU'6'ng b~t dong san 30 TH! TRU'ONG BAT DONG SAN TP.HCM- THV'C TRANG VA GIAI PHAP 3.3 Phan tich khao sat v~ nguOn nhan ll)'c tren thi trU'ang B£>S 39 3.4 Phan tich khao sat v~ cung, cau thi trU'ang 42 3.5 Phan tich khao sat v~ rui ro cua thi trU'ang BBS t~i TP HCM 45 3.6 Phan tich khao sat v~ y~u to ho trQ' thi trU'ang BBS t~i TP HCM 47 3.7 Phan tich khao sat v~ tfnh minh b~ch cua thi trU'ang BBS t~i TP HCM 50 3.8.Phan tfch, khao sat y ki~n chung v~ thi trU'ang BBS t~i TP HCM 56 T6m tat chU'ang 61 ChU'ang B!NH HU'ONG GIAI PHAP PHAT TRI~N TH! TRU'ONG BAT BONG SAN THANH PHO H6 CHi MINH 62 4.1 Nhling thu~n IQ'i cua thi trU'ang BBS t~i TP HCM 62 4.2 Nhling bat c~p cua thi trU'ang BBS t~i TP HCM 63 4.3 Nhling dinh hU'&ng giai phap phat tri~n thi trU'ang BBS TP HCM 65 Tom tat chU'ang 69 PHAN K~T LUAN ···························································································· 70 TAl LII;U THAM KHAO PHAN PHl) Ll)C Phl.-1 ll)c 1: KINH NGHII;M COA MOT SO QUOC GIA V~ PHAT TRI~N TH! TRU'ONG BAT BONG SAN Phl.-1 ll)c 2: PHI~U KHAO SAT Phl.-1 ll)c 3: QUY TRiNH PHE DUYI;T Dl)' AN BAU TU' xAY Dl)'NG CAN H0 COA CONG TY TNHH BAT LANH Phl.-1 ll)c 4: SO B6 HANH CHANH QUAN 7, 2, Phl.-1 ll)c 5: CAC DI:\NG BBS TIEU BI~U ' ·, r• TH! TRU'ONG BAT DONG SAN TP.HCM- THl,J'C TRANG VA GIAI PHAP DANH Ml)C cAc Tlr VI~T TAT TlrVI~T TAT BTC CBRE d NQIDUNG Bo tai chfnh T~p doan CB Richard Ellis flong Bf)S Bat dong san FDI flau tU' trl)'c ti~p nU'&c ngoai GDP TOng san phflm qu6c noi GNP TOng san phflm qu6c dan KTTflPN Kinh t~ trQng di~m ph fa nam Nf) Nghi dinh TT ThongtU' TP Thanh ph6 TPHCM tr STT UBND USD VN Thanh phO Ho Chi Minh Trieu so thll' ti,J' Oy ban nhan dan flong Ia My Vietnam TH! TRU'ONG BAT DONG SAN TP.HCM- THV'C TRANG VA GIAI PHAP DANH Ml)C BANG BIEU STT Bang Tong ket ve thong tin ca nhan Bang So luQ'ng doanh Bang Lo~i BBS duQ'c quan tam nhieu nhat Bang TRANG NQIDUNG nghi~p 29 30 tham gia thi trU'ang 31 Ml.rc d¢ hap dan cua cac linh VI,J'C ho~t d()ng tren thi truang BBS 32 Bang Thl.r h~ng ve m(fc dQ hap dan cac ITnh VI,J'C 33 Bang Khao sat ve d~ng giao djch bien nhat 35 Bang Xep h~ng m(fc d¢ hap dan cua cac d~ng giao djch 35 Bang Khao sat ve qu~n huy~n c6 thi truang bat d()ng san phat tri~n 37 Bang Xep h~ng qu~n huy~n c6 thi trU'ang BBS phat tri~n 38 Bang 10 Khao sat ve phan khuc thj truang theo thu nh~p 39 Bang 11 Banh gia ve chat IU'Q'ng nguon nhan ll)'c 39 Bang 12 Bang 13 Khao sat ve nh6m kien th(fc can bo trQ' tham gia thi truang BBS Cap d¢ can thiet trang bi cac kien th(fc bo trQ' tham gia thi truang BBS, t~i 41 43 Bang 14 Yeu to tac d¢ng den cung thi truang BBS Bang 15 Yeu to tac d()ng den cau thi truang BBS t~i TP HCM, 44 Bang 16 Banh gia rui ro tham gia thi truang BflS 45 Bang 17 Xep h~ng rui ro tham gia thi truang BflS 46 Bang 18 Bang 19 Bang 20 TP HCM 40 Nh~n d~ng nhCrng yeu t6 ho trQ' thi truang BflS TP HCM Nh~n d~ng nhfrng thi trU'ang bo trQ' cho thi truang BflS TP HCM flanh gia chung tinh minh bt;tch cua thj truang BflS TPHCM 48 49 50 ·- - - TH! TRU'ONG BAT DONG SAN TP.HCM- THl)'C TRANG VA GIAI PHAP ; Bang 21 Bang 22 Bang 23 Bang 24 Bang 25 Bang 26 Bang 27 Bang 28 Bang 29 Banh gia v~ Unh thong tin minh b~ch cua gia ca thi trU'ang TP HCM Banh gia v~ Unh thong tin minh b~ch cua quy ho~ch sll' d1,mg dat TP HCM, Banh gia ve thu ti,JC phap ly giao djch BBS TP 51 52 52 HCM Banh gia viec cung cap thong tin giCra cac ben ve BBS giao djch Banh gia mLI'c d() giao djch ngam cua thi trU'ang BBS t~i 53 55 TP HCM Banh gia ve nhCrng thuc;ln lqi hien cua thi trU'ang BBS TP HCM Banh gia ve nhCrng kh6 khan, vU'&ng m~c hien cua thi trU'ang BBS TP HCM Dl! bao ve Sl! phat trien cua thi trU'ang BBS TP HCM d~n nam 2020 57 58 59 Gqi y chinh sach nham phat trien thi trU'ang BBS TP HCM 60 TH! TRU'ONGBAT DONG SAN TP.HCM- THl,J'C TRANG VA GIAI PHAP DANH MVC SO' eO STT VA HiNH ANH NOIDUNG TRANG Quy trinh nghiem cll'u Hinh Ban dO TP HCM 18 Hinh Ban dO hanh chanh qu~n Phl) ll)C Hinh Ban dO hanh chanh qu~n Phl) ll)C Hinh Ban dO hanh chanh qu~n Phl) ll)C Hinh Nha ph& lien Hinh Bi~t Hinh Nha xay Hinh Can h¢ chung cU' Sa dO ke Phl) ll)c thl)' dan l~p Phl) ll)C tc;~m Phl) ll)C Phl) ll)C Hinh 10 a can h¢ thAp tang N a can h¢ cao tang Hinh 11 TrU'6'ng fJc;~i hQc Ton fJCrc Thc"ing Hinh 12 Khach sc;~n Phl) ll)C Hinh 13 Cao &c van phong Phl) ll)c Hinh Nha Phl) ll)C Phl) ll)c Phl) ll)C TH! TRU'ONG BAT DONG SAN TP.HCM- THl,J'C TRANG VA GIAI PHAP PHAN M6' DAU TiNH CAP THI~T CUA £>~TAl Thj trU'ang bfit d¢ng san th~mh phO Ho Chi Minh dU'Q'C danh gia Ia thj trU'ang giau ti~m nang va dong gop dang k~ vao st,P tang trU'&ng kinh te, phat trien an sinh - xa h¢i cho phO nang d¢ng b~t nhat cua n~n kinh te Viet nam Tuy nhien thi trU'ang bat d¢ng san phO Ho chi Minh cOng ton tc;ti rat nhi~u bat c~p tll' cong tac quan ly cOng nhU' tinh chuyen nghiep cua cac chu th~ tham gia thj trU'ang, lam cho mQt sO khu VI,J'C cua thj trU'ang nhU' nha, dat phat tri~n khong 6n djnh, luc ao c;tt sOt gia luc giao djch am dc;tm, tac d¢ng xau den he thOng kinh te, b(rc xuc dU' lu~n giam nghiem nguon thu cho ngan sach d6 viec nghien cll'u phan tich, danh gia tac dong cua nhCrng yeu to len thj trU'ang bat d¢ng san Ia can thiet nh~m tim nhCrng di~m tich CI,J'C cOng nhU' hc;tn che d~ c6 nhCrng giai phap phu hQ'p nh~m phat tri~n b~n vCrng thi trU'ang bat d¢ng san phO Ho Chi Minh tU'ang lai £>01 TU'Q'NG VA PH~M VI NGHIEN ClrU DOi tU'Q'ng nghien cll'u: Cac ca quan, doanh nghiep, ca nhan c6 hoc;tt d¢ng lien quan den bat d¢ng san tc;ti phO Ho Chi Minh Phc;tm vi nghh§n cll'u: 8~ tai thi,J'c hien nghien cll'u phc;tm vi phO Ho Chi Minh tll' thang 11.2008 den Phc;tm vi n¢i dung nghien cll'u: 8~ tai t~p trung phan tich cac chi sO thOng ke tll' ket qua khao sat v~ thi trU'ang, nguon nhan h,.rc, cung- cau thi trU'ang, tinh rui ro cua thi trU'ang, cac yeu tO b6 trQ', tinh minh bc;tch va d!nh hU'&ng phat tri~n thi trU'ang tU'ang lai PHU'ONG PHAP NGHIEN ClrU Trang nghien c(ru d~ tai da sll' dt,mg cac phU'ang phap sau: - PhU'O'ng phap th6ng ke mo ta nh~m phan tich va Xlr ly s6 lieu khao sat - PhU'ang phap quan sat cac y kien chuyen vien nh~m tim nhCrng y kien dU'Q'C nhi~u ngU'ai quan tam nhat TH! TRU'ONG BAT£>0NG SAN TP.HCM- THV'C TAANG VA GIAI PHAP MVC TIEU NGHIEN ClrU £>~ tai nghien cll'u khoa hoc v~ thi trU'cmg bat a¢ng san TP HCM thi,J'c hi~m v&i hai mt,Jc tieu: - Nh~n dien va dfmh gia y~u t6 tac dC)ng len thj trU'cmg bat d¢ng san t~i TP HCM nh~m d~ xuat nhCI'ng dinh hU'&ng giai phap khac pht,Jc nhCrng h~n ch~ khi~m khuy~t cua thj trU'ang - C~p nh~t nhCrng ki~n thll'c thi,J'c ti~n pht,Jc VI,J cho cong tac giang d~y cac man hQC CO lien quan d~n bat CQng san nhU': kinh t~ 8£>5, tham djnh gia 8£>5, afiu tU' kinh doanh 8£>5, thi trU'ang 8£>5, quan ly 8£>5 QUY TRINH NGHIEN ClfU Quy trinh nghien cll'u CU'Q'C thi,J'c hien qua cac bU'&c sau: Xac dinh van a~ nQi dung va phU'ang phap nohien cll'u l Xay di,J'ng k~ ho~ch nghien cll'u t £>i~u tra, khao sat thu th~p s6 lieu Phan tfch s6 lieu va y ki~n chuyen vi en TOng k~t k~t qua nghien cll'u va a~ xuat djnh hU'&ng giai phap Sa dO 1: Quy trinh nghien cll'u TH! TRU'ONG BAT DONG SAN TP.HCM- THt,J'C TRANG VA GIAI PHAP NQI DUNG CHINH CUA £)~TAl £)~ tai nghien c(J'u v~ thi trU'ang bat dong san t(jli TP HCM dU'Q'C thi!C hien v&i nhll'ng noi dung chinh nhU' sau: Phan ma dau ChU'O'ng 1: CO' sa ly lu~n v~ thi trU'ang bat dong san ChU'O'ng Thi!C tr(jlng thi trU'ang bat dong san TP HCM ChU'O'ng Phan tich khao sat s6 lieu v~ thi trU'ang B£>8 TP HCM ChU'O'ng £>inh hU'&ng giai phap phat tri~n thi trU'ang B£>8 TP HCM Phan k~t lu~n Phan phi,J lt,Jc TH! TRU'ONG BAT DONG SAN TP.HCM- THl)'C TRANG VA GIAI PHAP Vui long danh sO theo th(J' tl,J' tlJ' ,2,3 d~ng cua thi trU'ang BflS nao ho~t d¢ng VU'Q't tr¢i nhat D Mua-ban D Chuy~n nhU'Q'ng D Cho thue D Gop von D Khac ( ) Theo quan di~m cua anh/chi hi~n qu~n ( huy~n ) nao cua TP HCM c6 thi trU'ang Bf>S phat tri~n tot nhat theo thCr tl! tti 1-3 ? Theo anh I chi hi~n thi trU'ang Bf>S TP HCM pht,Jc vv cho phan khuc nao Ia chinh (x~p theo th(J' tl,J' tlJ' 1-3 theo hU'6'ng giam dc\n) D Thi trU'ang danh cho ngU'ai thu nh~p cao D Thi trU'ang danh cho ngU'O'i thu nh~p trung blnh D Thi trU'ang danh cho ngU'ai thu nh~p thap D NGUON NHAN Ll)'C CUA THI TRU'ONG BDS Anh/ chi hay danh gia chat IU'Q'ng ngu6n nhan ll,J'c tham gia thi trU'ang BflS t~i TP HCM D TOt D Trung blnh Kha D Kern Theo anh/ chi cc\n trang bi nhfrng ki~n there (chuyen sau) gl tham gia thi trU'ang Bf>S t~i TP HCM? D Tai chinh D Phap lu~t D Phong thuy D Marketing D Ki~n true, xay d!!ng Kinh t~ D f)c\u tU' D Tham dinh gia BDS Thu~ D D Giao ti~p D Tam ly Quan ly BflS D Khac • TH! TRU'ONG BAT£>0NG SAN TP.HCM- THV'C TRANG VA GIAI PHAP Anh /chi vui long sap x~p cau theo thll' ti,J' tCP 1-3 theo hU'&ng tCP quan trQng d~n it han Tai chinh Phap lu~t Phongthuy Marketing Ki~n true, xay di,J'ng Kinh t~ Bau tU' Tham dinh gia BBS Thu~ Quan ly Giao ti~p Tam ly Khac E CUNG - CAU THI TRU'ONG Theo anh/ chi hiE;m t~i y~u t6 nao tac dong d~n cung thi trU'ang BBS TP HCM nhi~u nhat theo thll' ti,J' tlJ' 1-5 Gia BBS hang h6a Gia BBS thay th~ Gia v~t tU' Chinh sach thu~ Chinh sach tin d1,mg Chinh sach quy ho~ch sll' d1,mg dat Gong nghe xay di,J'ng S6 IU'gng doanh nghiep tham gia t/trU'ang Thi trU'ang tin dt.,mg Yeu to khac ( ) Theo anh/ chi hien y~u t6 nao tac dong d~n cau thi trU'ang BBS TP.HCM nhi~u nhat theo thlJ' ti,J' tlJ' 1-5 Thu nh~p Chinh sach tin d1,mg Chinh sach thu~ Tam ly ngU'ai tieu dung Chinh sach tin d1,mg Yeu to khac Gia 88S Quy mo dan s6 , , THI TRU'ONG BAT DONG sAN TP.HCM- THV'C TRANG VA GIAI PHAP F RUI RO CUA THI TRU'ONG BDS T~l TP HCM Theo anh chi mlJ'c rui ro cua cac chu the tham gia thi trU'ang nhU' th~ nao? D Trung binh D Cao Theo anh I chi thi trU'6'ng 8£>8 TP HCM hi~m c6 nhli'ng rui ro gi? Vui long x~p theo thlJ' tl)' rui ro tll' cao d~n thap DThay dOi chinh sach thu~ ti~n t~ tin dt,mg D Nghi~p v1,.1 kern D Thien tai D Thi trU'6'ng bO trQ' ch~m phat, khung hoang D Khung hoang thi trU'ang tai chinh, tin d1,.1ng D Rui ro khac G Yt:U TO HO TRQ' THI TRU'ONG BDS T~I TP HCM Theo anhl chi nhCI'ng y~u t6 nao ho trQ' trl,.l'c ti~p cho thi trU'6'ng 8£>8 TP HCM D Chinh sach quy ho'p tac cua anh I chi Ngay khao sat: thang nam 2009 •, TH! TRU'ONG BAT £>QNG SAN TP.HCM- THl)'C TRANG VA GIAI PHAP Ph~c~l~c~c 3: QUY TRINH PHE ouveT DV' AN flAU TU' xA Y DV'NG CAN HQ COA CONG TY TNHH flAT LANH Tn~:N TRiNH PHfAU Tlf XA Y Dt,fNG CAN HQ DitN TICH NH6 30-40m '1\ti l/45 Nguy~u Vi"in Qtui-phliilng f>6ng Hting Thu{l.n-qu{ln 12-TI HCM (Tit 061/lJ/2006 de/a 2310212009/a 29tlrting 27 11gay) LAy y ki~n S(l NN-PTNT - C(lp nh(lt ranh an toim kenh Tham Lmmg·IJ~n C.it-r(lch Nuoc Len -~~·~ Bit diu CHU nAu TU' X in d:iu tu xlly d1,mg ng:ly 06/1012006 UI; XAy dl/ng Ira wij l ngltlJilclln hi) nho , L _·~~~·12009 J ·• f · - UBNU QU~N 12 SOQUKT Th1ia thm'ln tlia dic1m I 111212006 (2 thimg nglly) cAp thOng tin 4ui ho;.tch ···~· J - llii,!n UBNJ> y "'" d; J>.f>IIT tlang chiJ huang di!n nia UBND Q.l2 (I 1/0 112008) i UBNU QU~N 12 Xct duy~t Q.ho1,1ch I1500 Ng:ly 2414/2()()1! chuya'n Stl QHKT (7 thang 19 ng.ay) 05/9/07 ( ll thang 24 ngl\y) ~y b9ach Kl(;'tl t~al~! Khi co Ouyft dlnh s6 i ngtrt"Ji/cii n h() nhtll 15/0 I /2(JO •, TH! TRU'ONG BAT DONG SAN TP.HCM- THV'C TRANG VA GIAI PHAP Ph\fl\fc 3: QUY TRiNH PHE ouveT DV' AN £>AU TU' xA Y DV'NG CAN HQ CUA CONG TV TNHH eAT LANH Tli~N TRINH PHJ't DUYi;:T D1} AN DAU Tlf XA Y Dl)'NG CAN H() DIJ::N TICH NHi'> 30-40m '1\ti 1/45 Nguy~n Van Qua-p.l ui'(lng D6 n g Hting Thui)n-qu~n 12-TI, HCM (l'u 0611012006 del• 2310212009/a 29tllting 27 ,gay) LJy y kiUn S(t NN- t>TNT - C(ip nh(il r:mh an toim k cnh T ham Lm:mg· B~n C:'it-r;.1ch Nuoc Len - - · I nitdau I C HUDAU TU" X in dttu tu xay d11ng ng:ly 6/1 012006 j XAy dl/ng u n ll)i ~c) - ngutri/cli n hO nho 19101/2009 ········ · ·r· UBND Q U ~N 12 T hl'ia thulj n d !a diem 1111 212006 (2 thfmg ngiiy ) iii Quy ,., Ki''p v&i nhu cau ve chinh trang, rna r9ng, mua m&i nha a cua d~i da s6 dan cU'' n9i thi (chi~m khoang... DONG SAN TP.HCM- THl)''C TRANG VA GIAI PHAP chi khoang each giau ngheo cua moi quOc gia Theo thOng ke chung & nhfrng nU''&c kinh t~ kern phat tri~n cac khoang chi tren chi~m tll'' 5- 10% tOng thu nh~p