Thao gd nhting niit that tren thj trudng BDS khdng chi gdp phdn tang cudng ngudn luc tai chinh cho Nha nudc vd nhdn dan, ma quan trgng hon la se gdp phan khoi thdng mdt kenh huy dd[r]
(1)TAICHINHVIMO ( So 1(66) 2009
THlfC TRBRG HUV flpRG UOR TLf
TW triTcfng bat dong san of Viet Nam
.:!''O0 Ths Nguyin Ho Phi Ha
H
.M.^M tl
lin nay, cd nhieu kinh huy dpng von khde nhau, thi tru&ng bat dpng sdn la mot trong nhu-ng kinh huy dpng von dang nhgn dugc su quan tdm tic nhiiu phia Vgy thue trgng huy dpng vdn tu-thi tru&ng bdt dpng sdn & VietNam hien sao?
Cu the thdi gian qua, cdc khoan thu tir dat dai ludn Id mgt ngudn thu dn djnh va chiem tir 8-9.5%o tong sd thu ciia Ngdn sdch Nha nude Dd la chua tinh den le phi trudc ba chuyen quyen sir dung ddt vd cac khoan thu gidn tilp thdng qua gdp vdn lien san tdi chinh,
tien te hda hay vdn hda BDS de tai chinh mdi cd qui md ldn cho
\ phat trien kinh
.* te - xa hdi,
Cdc khodn thu cho Ngdn sdeh Nhd nu&c tir ddt dai (ty ddng)
t'^.v:.";;:;v^\\v^:,S\^,i; Thj trudng bat doanh bang gid trj quyen sir dung ^^*i'n2 ddng sdn dang dat, ciing lam tang cdc khodn
t h u c sir t r d thu khdc cua Ngdn sdch Nha Thj tru'dng bat ddng san la mdt kenh huy ddng von cd nudc Dilu dugc the hien ro mdt bd phdn quan trgng hieu qua cho ca Nha nudc, cac qua so thu ciia Ngdn sdch Nha nin kinh tl thj trudng Ddi vdi doanh nghiep vacac tdng ldp dan nudc tii' ddt dai nhu sau (xem cdc nudc cdng nghiep phat trien, cu Diin hinh la nhung trudng bang)
boat ddng ciia thj trudng bat ddng san thudng chiem td'i gdn 30% GDP Cd khdng it quoc gia ma d cdc khoan thu cd lien quan den dat dai va bdt ddng sdn chilm 50%-70% tdng thu NSNN Sir ddi va phdt trien cua thj trudiig BDS da cd nhtrng ddng gdp khdng nhd vao su phat trien kinh te - xa hdi ciia nudc ta thdi gian qua Viec phat trien thj trudng bat ddng san tao mdi trudng vd ddng lire kich
thich ddu tu vdo ddt dai, hd trg hgp Nha nudc true tiep huy ddng Trong sd 12 ndi dung thu ngi chuyen djch lao ddng gitra cac vdn tir ddt dai cho Ngdn sach dja cua nam 2006, thu tir thj nganh, cac viing lanh thd, dac Nha nudc thdng qua cac khoan trudng bat ddng sdn cd sd thu cao biet tao dieu kien thudn lgi thu thue, se gian tiep tac ddng dirng thir Theo thdng ke ciia chuyen bdt ddng san thdnh tai tdingudn vdn cho doanh nghiep Tdng cue Thue, cdc khodn thu
CHi TIEU
Thu6 S D dit nong nghiep Le phi tru-ac bg Cac khoan thu v^ nha dit
Cong
2001
1776
934
2823
5533 2002
772
1332 5486
7590 2003
151
1817 10546
12514 2004
130
2607 17463
20200 2005
132
2797 17757
20686 2006
111
3363 20536
24010
(Nguon: Tong Cue Thong Ke)
(2)( So 1(66)-2009 )
TAICHINHVIMO
Ngdn sdch cd lien quan din nha ddt hang nam d nudc ta binh qudn khoang 20.000 ty dong chiem khoang 7% GDP vd cd trien vgng tdng cao thj trudng bdt ddng san da va dang trd mdt nhti'ng thj trudng quan trgng ciia nen kinh te Nhu vdy, thdng qua cdc giao djch mua ban, cho thue, the chap, gdp vdn, cdc ngudn vdn tir ddt dai vd BDS se dugc huy ddng cho boat ddng sdn xudt kinh doanh
Tuy nhien, khd ndng huy ddng vdn cho cdc doanh nghiep, ca gian tiep ldn true tiep qua thj trudng bdt ddng san Viet Nam hien vdn cdn nhieu ban che Chi tinh rieng nam 2007, Kiem todn Nha nudc da kiem tra va thu hdi ve cho Ngdn sdch Nhd nude tdi 11.600 ty ddng tii' cac doanh nghiep, dd cd mdt phdn khdng nhd Id truy thu tii' ddu ca bdt ddng sdn, trdn thue giao djch bdt ddng sdn Trong thuc te, ngodi hinh thiic chii yeu Id gdp vdn bang gid trj quyen sir dung ddt vdo cdc du dn lien doanh, ngudn luc bat ddng sdn chua dugc chuyen hoa nhieu thdnh tai sdn tai chinh danh cho phat trien kinh te, xa hdi mdt each cd hieu qua, tuong xung vdi vai trd ciia BDS nen kinh te qude dan nhirng nguyen nhdn ca bdn sau:
Thir nhat, tinh hinh huy
dpng vdn true tiip cda cdc doanh nghiip tie thi tru&ng bdt
dpng sdn van chua hieu qua vi
phdn ldn doanh nghiep nudc ta vdn chua thuc su coi thj trudng bdt ddng sdn nhu mdt nai thu hiit
vdn hieu qua vd ben vung Viec khai thac ngudn lij'c tai chinh tii' bat ddng sdn chu yeu qua cac hinh thii'c: cho thue, mua ban ludn chuyen bdt ddng sdn, gdp vdn lien doanh, the chap vay vdn, vira thieu tinh chuyen nghiep, vira mang nang tinh chat ddu ca, riii ro cao Viec chua xdc djnh rd rang quyen ban va trach nhiem ciia doanh nghiep ddi vdi nhung BDS, nhdt la ddt dai dugc Nha nudc giao hoac cho thue khdng nhung da can trd doanh nghiep khai thac ngudn luc tai chinh tii' dat dai, ma cdn tao nhieu ke hd cho cac cd nhan va td chu'c sir dung khai thdc BDS tai doanh nghiep khdng hieu qua hoac vi muc tieu vu lgi, tham nhung
Thir hai, sir van hdnh cua thi
tru&ng bdt dpng sdn vdn nhiiu hgn che vd bdt cap:
• Thi tru&ng bdt dpng sdn
dien nhieu nghich ly nhieu hdt cap Qui md thj trudng BDS
chinh thii'c cdn nhd be, hien nay, vdn khodng 70- 80% la giao djch ngdm, khdng dang ky vdi ca quan quan ly Nha nude, dd tac dung huy ddng vdn khdng nhu'ng kem ma cdn gay nhieu tac ddng tieu cue SddTnhuvdy lavi thii tuc cdp gidy chirng nhdn quyen sir dung ddt cdn rudm ra, phien phiic, mat nhieu thdi gian va tdn kem chi phi Ben canh dd, chiing ta vdn thieu nhtrng cbinh sach ca che va the che qudn ly thich hgp de ngan chan sir phdt trien "hon loan" ciia thj trudng BDS phi chinh thuc, thj trudng BDS nudc ta van duoc danh gia
la mdt nhtrng thj trudng kem cdng khai va minh bach nhdt dac biet Id thj trudng BDS sa cap Trong dd thj trudng BDS thir cdp lai chju su chi phdi ciia qua nhieu tang ndc trung gian, "cd mdi", ddu ca nen gia ca ddi len qua cao, thudng xuyen xay nhting sdt "ndng lanh", dnh hudng tieu cue den kha nang huy ddng vdn tii' BDS • To chirc hogt dpng d\ch vu mdi
gi&i hdt dpng sdn hinh thdnh vd phdt trien tu phdt Ben canh
mdt sd it cdc td chirc cd dang ky nganh nghe mdi gidi nha ddt, cdn cd nhieu hd gia dinh, nhdm ngu'di ca nhdn tu treo bien quang cao mdi gidi nha ddt Nhung trung tdm mdi gidi nha ddt hien chii yeu chi la mdi gidi gitra ngudi mua va ngudi ban, chua cung cap dugc cho ngudi mua nhtrng thdng tin can thiet ve bdt ddng sdn Vdn cdn nhieu trudng hgp boat ddng chua dang ky hanh nghe, nam ngoai su kiem soat ciia Nha nudc Viec mua ban chii yeu dugc thuc hien theo hinh thirc trao tay, khdng dang ky vdi ca quan Nha nudc cd thdm quyen Tuy da cd qui djnh ve giao djch BDS qua san song thuc te su qudn ly ciia Nha nudc ve thj trudng BDS thir cap cdn rdt ban che
• Bien phdp tdi chinh ciia Nhd
nuac chua du mgnh de thuc day suphdt trien ciia thi truang bdt dpng sdn Thi trudng bat ddng
san dugc hinh va phat trien d nudc ta la ca mdt qua trinh nhieu yeu td hgp
(3)TAI CHI'NH VI M ( So 1(66)-2009 )
trong dd cd yeu td chinh sdch va bien phdp tai chinh Tuy nhien, he thdng chinh sdch va bien phdp tdi chinh hien hanh chua dii manh de thuc ddy nhanh hon su hinh vd phat trien thj tru'dng bdt ddng san nudc ta Ddt dai, BDS thudc sd huu Nhd nudc la ngudn tdi nguyen vd gid song chua dugc khai thac tdt de dem lai ngudn luc tdi chinh Idn cho NSNN ma thudng bj Igi dung, nhdt la Igi dung quyen giao ddt, cho thue ddt vd chenh lech giti-a gid Nha nudc qui djnh vdi gia thj trudng de thu lgi cho ca nhdn hay mdt nhdm ngudi, lam phuong hai den lgi ich qude gia Cdc chinh sdch thue, phi, le phi lien quan din ddt dai BDS cung chua phat huy tot tdc dung thuc ddy su phat trien Idnh manh ben vtrng ciia thj trudng BDS Chang ban nhu, muc thue chuyen quyen su dung dat, thu tien sil' dung ddt va le phi trudc ba cdn qud cao, khdng nhirng can trd su phdt trien ciia thj tru'dng BDS chinh thiic md cdn gdy that thu cho NSNN tir khdu hoach djnh chinh sach ngudi nop thue cd xu hudng trdn tranh cdc khodn thu nop qua cao dd Ben canh dd, cdc bien phdp hd trg tai chinh vira it vira dan dieu, chua dii manh de hd trg thuc ddy kinh doanh phat trien bdt ddng sdn
• Viec cung cdp thong tin chira
minh bgch, chira cong khai vd to chuc dich vu cho thi truang con nhieu hgn che Nhu da neu
d tren, nhieu td chiic qude tl xep hang miic cdng khai
minh bach ciia thj trudng BDS nudc ta d mirc rat thdp Yeu td thdng tin ve bdt ddng sdn va thuc hien cac djch vu tu vdn la rdt cdn thiet de dam bdo an toan cho cac ben giao djch tai thi trudng Cac td chirc mdi gidi ve bdt ddng sdn chua lam dugc cdc djch vu tren ddy, Nha nudc cung chua lap dugc td chuc cung cdp thdng tin va td chiic cung cdp djch vu mdt each ddy dii cho thj trudng bat ddng sdn de tao dieu kien minh bach hda, cdng khai hda thj trudng
• Quy hogch sir dung ddt, quy
hogch phdt trien thi, quy hogch phdt trien khu ddn cir thuc hien cdn dim trdi, m&i tap trung lam quy hogch tong the, thieu quy hogch chi tiet va thirang xuyen phdi dieu chinh
Tinh trang bdt ddi xiing ve thdng tin qui hoach, qui hoach treo, thay ddi qui hoach, qui hoach thieu tinh khoa hgc vd thuc tien, khdng thong nhdt den bii giai phdng mat bang, v.v Id nhtrng nguyen nhan lam "meo md" thj trudng BDS Viet Nam, ban ntra, lam cho cac ngudn lire tai chinh tir BDS bj phan bd sai lech, dac biet la gdp phdn gia tdng phan hda giau ngheo, chenh lech thu nhdp giua cdc tang ldp ddn cu
Nhin chung, thj trudng bdt ddng sdn d nudc ta, mac dii da cd nhtrng budc phdt triln nhdt djnh, dap img dugc mdt phdn nhu cau giao djch bdt ddng san ciia nin kinh te dang qua trinh ddi mdi vd hdi nhdp kinh tl Tuy
nhien, thj trudng bdt ddng sdn d nudc ta cdn giai doan so khai vd nhieu bdt cap boat ddng va quan ly nhd nudc ve ITnh vuc Do dd ddt dai bi su-dung kem hieu qud, sai muc dich va vi pham phdp ludt; nhieu loai bdt ddng sdn chua hoac khdng chuyen dugc thdnh tai sdn hgp phdp, vi vdy khdng phat huy dugc gia trj luu thdng; gdy that thu cho Ngdn sach Nhd nudc, doanh nghiep vd dan cu
De tang hieu qua huy ddng vdn cho cac doanh nghiep tir thj trudng bat ddng sdn thi dieu kien ddu tien la thj trudng ndy phdi thuc sir phdt trien Mudn thj trudng bdt ddng san phat trien dn djnh, lanh manh, ben virng, cdn cd cac gidi phap ddng bd, dd, theo chiing tdi, cdn uu tien thuc hien cac gidi phdp sau:
Mgt la, Nha nu&c cdn tgo lap
vd phdt trien hang hod cho thi truang bdt dpng sdn thdng qua
viec day manh hon nti'a qud trinh cdi each thii tuc hanh chinh ITnh vuc ddt dai, sap xep lai quy ddt theo hudng md rdng chiing loai, sd lugng va tinh phdp ly ddy dii cho hdng hda tren thj trudng BDS, ca thj trudng sa cap vd thj tru'dng tbii'cdp
Hai la, cdn phdi nhanh chdng
hodn thien he thong chinh sdch Uen quan den thi tru&ng bdt dpng sdn Cu the, cac chinh sdch
vd cac quy djnh ve thj trudng bat ddng san phai dam bao tinh nguyen tdc ddng bd, khdng chdng cheo, dn dinh bdi thj trudng cd mdi lien he chat che va huu ca vdi rat nbilu ITnh
(4)So 1(66)-2009 ^ TAI C H I N H VI MO
vuc kinh tl - xa hdi va nhiiu bd phdn thj trudng khac
Thir ba, cdn tgo moi tru&ng
vd dieu kien thudn lgi nhdm thu hilt ddu tu tren thi tru&ng bdt dpng sdn Cdn tao mdt "sdn
chai" lanh manh, binh dang cho cdc chii the tham gia vdo loai hinh thj trudng nay, khdng phdn biet thdnh phdn kinh te, giam dan vd tien tdi xda bd su phdn biet giti-a nhd ddu tir BDS nudc va ngodi nudc theo cac cam ket qudcte
Thir tu, tiep tuc hodn thien
chinh sdch thue lien quan den nhd ddt de trdnh chdng cheo,
mdu thudn, ngan chan gidi ddu ca "lach" ludt, ddc biet Id phdt huy vai trd chinh sach ca che thue, phi, le phi ho trg vd dieu tiet su phdt trien ciia thj trudng BDS
VietNam :,.:
Thir nam, Nhd nu&c cdn
qui dinh ro cdc nguyen tdc xdy dung cdc phuang phdp dinh gid bdt dpng sdn De thj trudng
bdt ddng san mdt phat trien hon, de ban che sir lam dung, bdp meo, thao tiing thj trudng thi ratcdned suquan ly ciia Nha nudc Trong chirc nang quan ly thj trudng BDS, Nha nude can phai xdy dung, chudn boa cac nguyen tdc, cac phuang phap djnh gia bdt ddng sdn, tii' dd lam can cii' cho viec tinh gia trj bat ddng san phue vu cho cdc boat ddng tu vdn, the chdp, mua, ban bdt ddng sdn
Tdm lai, thj tru'dng bat ddng sdn la mdt kenh huy ddng vdn quan trgng nhdm phue vu qua trinh hoat ddng san xudt kinh doanh cua cac doanh nghiep Tuy nhien, thdi gian qua thj trudng bdt ddng sdn cdn chiia
dung nhieu bdt dn, gia ca "nhay miia", len xudng thdt thudng, dieu dd da ddng gdp su "nghen mach" cua thi trudng tai chinh va gay nen su bat dn ciia thj tru'dng tien te, dac biet da ban che den khd nang huy ddng vdn ddi vdi cdc doanh nghiep anh hudng den su tang trudng, phat trien nen kinh te Thao gd nhting niit that tren thj trudng BDS khdng chi gdp phdn tang cudng ngudn luc tai chinh cho Nha nudc vd nhdn dan, ma quan trgng hon la se gdp phan khoi thdng mdt kenh huy ddng vdn rdt quan trgng cho hang chuc van doanh nghiep Viet Nam - nhtrng ddng lire chii chdt ciia nen kinh te nhung lai dang rdt thieu vdn, rat cdn tang cudng tiem luc tai chinh cho phat trien nhu'ng nam tdi./
• ! ;
y
iA Hi iki^t
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