Ddy la mdt khd khan cho vipc hinh thanh va phat tridn thi trudng bdt ddng san bdi chua cd quyen sd dung ddt dupe nha nude cPng nhan se khong thd chuyen nhupng dat dai v d i nha d,thd [r]
Trang 1KY YEU "CAC BE TAl NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAl NGUYEN VA MOl TRUONG GIAI BOAN 2002-2006"
DE TAI: N G H I E N C U f U D A N H G I A T H U C T R A N G Q U A N L Y
NHA NUOC VE DAT DAI DOI VOI THI TRUONG BAT DONG SAN
(NHA 6, DAT 6)
Don vi chu tri: Trung tdm Dieu tra Qui hoach Ddt dai
Chu nhiem de tai: Hd Sy Tu - Trung tdm Dieu tra Qui hoach Dat dai
Can bp tham gia nghien curu:
TS VoTuCan Trung tim Diiu Ua Quihoach Di't dai
ThS Ninh Minh Phuang Trung tim Diiu Ua Qui hoach Dii dai Ths Chu An Trudng Trung tim Diiu Ua Qui hoach Di't dai KS.Nguyin Thi Hung Trung tim Diiu Ua Qui hoach Di't dai
KS Nguyin Van Thuc Trung tim Diiu Ua Qui hoach Di't dai
Muc tieu cua de tai:
- Danh gia thuc trang quan ly Nha nude vd da't dai liPn quan den thi truong nha d, da't dr
- Kidn nghi mpt sd vdn de can nghien cuu vd vai tro quan ly cua nha nude ve da't dai
ddi vdi thi trudng bdt dpng san
Npi dung nghien cdu :
- Danh gia dung thuc trang thi trudng bdt ddng san ve cac mat:
+ Hang hoa nha d ddt d, gia tri
+ Thuc trang va cac hinh thdc mua ban bat ddng san, hanh lang phap ly liPn quan
ddn vdn de nay
- Danh gia thuc trang thi trudng bdt dpng san chinh quy, phi chfnh quy
- Kien nghi nhung van de cdn nghien cuu vd vai trd quan ly nha nude ve ddt dai ddi
vdi thi trudng bdt ddng san (nha d, dat d)
Tom tat bao cao ket qua nghien cdu
Bao ket qua nghidn cuu khoa hoc cd 102 trang, gdm 4 phdn vdi cac ndi dung chfnh sau:
PHAN 1: TONG QUAN VE TH| TRUING BAT DONG SAN
I KHAI NIEM VE BAT DONG SAN VA THI TRUONG BAT DONG SAN
1 Bat dpng san
Bdt ddng san (BDS ) d nude ta da dupe Bp ludt hinh su cua nude Cpng hoa Xa hdi
Chu nghla Viet Nam xac dinh cu thd tai Didu 181 cua Bp ludt nhu sau:
Bdt ddng san la nhung tai san khdng di ddi dupe bao gdm: Da't dai; nha d; cac cdng
trinh xdy dung gan lidn vdi ddt dai, kd ca cac tai san gdn lien v d i nha b; cdng trinh xdy
dung dd; cac tai san khac gan Udn vdi da't dai; cac tai san khac do Ludt quy dinh
Trang 2KY YEU -CAC BE TAI NGHIEN CUll KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOI TRUONG GIAI BOAN 2002-2006"
Khai niem ve bat dong san a trong Luat phap Viet Nam la khai niem mo, bao ham
trong do nhidu chung loai hang hoa khac nhau Tuy nhien co the thay bp phan can ban
ciia bat dpng san la dat dai do do chinh sach dat dai co anh huong true tiep va co tinh chat
quyet dinh den su hinh thanh va van hanh, phat trien ciia thi truong bat dpng san boi dat
dai la loai hang hoa dac biet
2 T h i t r u o n g bat dpng san
Thi truong bat dpng san gdm: Cac quan he giao dich ve bat dpng san, la linh vuc
trao doi hang hoa bat dpng san, hay co the hieu theo nghla chung la: T h i truong bat dpng
san la mpi hoat dpng kinh te didn ra quanh viec mua ban bat dpng san Do bat dpng san la
mpt loai hang hoa dac biet nen thi trudng bat dpng san hoat dpng theo quy luat dac thu,
khac biet voi cac loai thi trudng khac
Thi trudng bat dpng san la mpt dang thi trudng dac biet ma bp phan hang hoa trao
ddi chu yeu la dat dai va cac loai san gan lien vdi dat dai Xet trong mpt nude, cung dat
dai thudng dn dinh hoac co su bien ddi rat it nhung co cau va hieu qua sd dung dat dai cd
the thay ddi tu dd lam thay ddi lupng va co cau bat dpng san Cau tren thi trudng bat dpng
san thay ddi theo da phat trien ciia nen kinh te va tdc dp tang dan cu thj trudng bat dpng
san phu thupc rat ldn vao chinh sach dat dai va chinh sach nha d cua tdng qudc gia
Dua vao cac tieu chi phan loai khac nhau ngudi ta cd the chia thi trudng bat dpng
san theo cac cau true khac nhau:
- Theo tieu chi chung loai hang hoa cd cac thi trudng dat dai, thi trudng nha d, thi
trudng bat dpng san cong nghiep, thi trudng bat dpng san thuong m a i
- Theo tieu chi phuang thuc giao dich cd thi trudng bat dpng san tap trung td chdc
thanh cac trung tam giao dich dia d c v a thi trudng bat dpng san khong tap trung bao
gdm cac giao dich true tiep hoac thong qua cac van phdng giao dich rai khdp dat nude
- Theo tinh hop phap va khong hpp phap cua cac thu tuc giao dich cd thi trudng bat
dpng san cong khai va thi trudng bat dpng san ngdm d thi trudng cong khai, cac giao dich
tuan thu trinh tu dang ky va nop thue cua Nha nude, d thi trudng ngam, mac du su chuyen
nhupng BDS thuc te da didn ra nhung thu tuc dang ky va nop thud cd the khong dupe thuc
hien, hoac cham dupe thuc hien
II CAC YEU TO CAU THANH VA CAC NHAN TO ANH HUONG T<3l THI TRUONG BAT
DONG SAN
1 Cac yeu t d cau t h a n h t h i t r u d n g B D S
a Hang hoa tren thi trudng BDS
b Cac chu the tham gia thi trudng BDS
c Phuong thdc hinh thanh gia ca tren thi trudng BDS
2 Cac nhan to a n h h u d n g den t h i t r u d n g BDS
Cd nhieu nhan t d anh hudng den thi trudng BDS Cd the xem xet cac nhdn t d dd theo
ba nhdm chinh:
a Nhdm cac nhdn t d tu nhien
b Nhdm cac nhan t d chinh t r i
Trang 3KY YEU "CAC BE TAl NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAl NGUYEN VA MOI TRUONG GIAI BOAN 2002-2006"
c Nhom cac nhan to kinh te
d Nhom cac nhan to xa hoi
Thi trudng BDS, vd thuc chat la mot thiet che xa hoi do con ngudi t u dinh doat de quan he vdi nhau trong linh vuc su dung dat dai Thiet che nay phai phu hop vdi lire luong san xuat (dieu kien tu nhien va kinh te) va phai phu hop vdi trinh dp to chdc noi chung cua xa hpi (dieu kien chinh tri) Ket qua ciia tong hpp cac nhan td kd tren quy dinh trinh
dp, quy mo va chiing loai hang hoa tren thi trudng BDS
III CHUC NANG, VAI TRO VA LOI ICH CUA THI TRUONG BAT DONG SAN
1 Chdc nang, vai t r o cua t h i t r u d n g bat dpng san
1.1 Chuc nang thu nhat: Chdc nang quan trpng nhat cua thi trudng BDS la giup phan bd ngudn BDS cho cac nganh va linh vuc su dung mpt each hieu qua nha't
1.2 Chuc nang thu hai ciia thi trudng BDS la tao moi trudng de dinh gia cac loai tai san khac, dac biet la cac tai san la co sd cua cd phieu va trai phieu
1.3 Chdc nang thu ba cua thi trudng BDS la kich thich dau t u vao da't dai va su dung
nd mpt each hieu qua hon
Thi trudng BDS la bp phan tat yeu cua kinh te thi trudng, nay sinh va phat tridn ddng thdi vdi cac loai thi trudng khac Ndn kinh te thi trudng chi cd the phat trien theo quy dao
binh thudng ciia nd khi cac bp phan thi trudng cin thidt va cd dieu kien de ra ddi van hanh
ddng bp, nhat quan vdi nhau Neu nhu cac loai thi trudng san pham, dich vu, tai chinh da tuong ddi phat tridn ma thi trudng BDS khong theo kip thi ban than gia ca cac san pham
va dich vu cung khong the hien day du cac quan he kinh te thi trudng, din den moi trudng
canh tranh khong cong bang, khong dinh hudng hieu qua
Chinh v i the, trong qua trinh chuyen sang kinh te thi trudng, cac nude van giu dinh hudng xa hpi chii nghla, nhu Viet Nam, Trung Qudc, mac dii rat can nhac yeu sach qudc huu hoa rupng da't nhu la co sd ciia chii nghla xa hpi, cung bupc phai tung budc thda nhan thi trudng BDS dua tren co sd thi trudng quyen su dung da't Bdi v i neu khong thda nhan
thi trudng BDS thi khong the thuc hien hach toan kinh te diy du, do dd khong the xem xet
tinh toan dau tu theo hudng hieu hieu qua Mat khac khong thda nhan cac quyen l p i t u chu cua ngudi su dung da't theo nguyen tac thi trudng chiing ta se khong tao ra dpng luc
sd dung dat hieu qua va tiet kiem Bai hoc lang phi da't do tinh trang vo chu trong co che
ke hoach tap trung, bao cap cho chung ta tha'y ro didu do
Tuy nhien, cd the thay rang ban than thi trudng BDS khong tu khac phuc dupe khiem khuyet ciia no (nhu dau co, nhu bd qua cac chinh sach xa hpi, nhu vp trach nhiem vdi P nhidm da't dai ndi chung ) Do dd, mac du thi trudng BDS cd vai trd to ldn nhung luon phai bd sung cho nd co che quan ly cua Nha nude
2 L p i ich cua t h i t r u d n g bat dpng san
2.1 L p i ich chung cho toan xa hpi
2.2 L p i ich ddi vdi Nha nude
2.3 L p i ich cho ngudi dan
2.4 L p i ich ddi vdi cac doanh nghiep va cac nha dau t u
2.5 Thiic day manh viec chuyen ddi sang ndn kinh te thi trudng vung chac
Trang 4^ KY YgU 'CAC Qg TAI NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOl TRUONG GIAI BOAN 2002-2006"
2.6 Tao nen cac the che tien dd cho tang trucmg kinh te
2.7 Tao ra mot nguon von 16m
IV Q U A N D I E M C U A D A N G V A N H A NUOC T A V E PHAT TRIEN T H I TRUONG
BAT DONG SAN
1 Q u a n d i e m cua D a n g va N h a nude t r o n g xu* l y v a n de dat d a i n h a m h i n h t h a n h
va phat t r i e n t h i t r u o n g B D S
a Ve thi truong quyen su dung da't dai:
b Ve chu thd dai dien cho quydn sdf huu da't dai:
c Vide chuyen giao quyen sir dung
Quan didm thu nha't cua Dang va Nha nude ta trong tridn khai t h i trudng BDS la chi
cho phep mot thi trucmg quyen sd dung da't han chd, tdc trao d d i quyen sd dung da't dung
muc dich k h i duoc giao
2 Q u a n d i e m cua D a n g va N h a nude t r o n g finh vuc nha a
a Chuyen nha d sang linh vuc hang hoa, xoa bd chd dd bao cap ddi v d i nha d:
b Chuyen giao quyen sd hdu Nha va quyen sd dung da't d
3 Q u a n diem cua D a n g va N h a nude t r o n g l i n h vuc k h u y e n k h i c h phat t r i e n cac yeu t d ca'u t h a n h cua t h i t r u d n g B D S
Cho ddn Dai hdi I X , Dang cdng san Viet N a m m d i dua ra va nha'n manh dung mdc
yeu cdu tridn khai va phat trien thi trudng BDS Do vdy, cd thd ndi t h i trudng BDS chua
danh dupe su quan tdm dung mdc cua Dang va Nha nude Song thuc td da chi r5 rang, ndu
khdng ddu t u hon nua ca t u duy va tai luc cho thi trudng BDS t h i su ydu kem, khdng
chudn tac, khdng cd dinh hudng cua thi trudng BDS se la mdt t r d ngai rd't ldn nhdm ndng
cao hieu qua ndn kinh te qudc gia ndi chung, hidu qua sd dung da't ndi ridng
PHAN 2: THlfC TRANG VE THI TRLTCING BAT D0NG sAN 6 VIET NAM VA
V A I T R O Q U A N L Y N H A NLTCfC V E D A T D A I D O I VCN T H | T R l / C f N G
B A T D O N G S A N
I THUC TRANG THI TRUONG BAT D0NG sAN (NHA 6, DAT 6" ) CUA VIET NAM
1 G i a i doan t i i n a m 1993 den n a m 1998
T h j trucmg bdt ddng san (nha d, dd't d) chua hinh thanh va phat tridn dupe
2 G i a i doan tir n a m 1998 den n a m 2001
Thuc trang thi trudng bat ddng san (nha d, ddt d) d V i d t N a m da dupe hinh thanh song dang hoat ddng khdng dung hudng, thi trudng bat ddng san chinh thdc hoat ddng yd'u dt, chua phat tridn hoac con so khai do mpt sd nguydn nhdn va mdc dp sau:
Thd nhdt, ve cd'p gidy chung nhdn quyen sd dung ddt:
Thd hai, V e gia thi trudng cho ddt:
Thd ba, ve quy hoach sd dung da't:
Thd tu, V d quan l y t h i trucmg bdt ddng san:
Trang 5KY YEU 'CAC Qg TAI NGHIEN CCfU KHOA HOC- CONG NGHg NGANH TAI NGUYEN VA MOl TRUONG GIAI DOAN 2002-2006" ^
Thd nam, Ve dang ky va thu tuc dang ky dat dai:
3 T h i trucmg ve quyen sir d u n g dat
3.1 Thi trudng quyen su: dung ddt sa cdp
a Thuc trang van de cho thue da't, giao da't, thu hoi da't
b Xac lap Quyen sir dung ddt
- Xac lap quydn sit dung m o i
- Hop phap hod ve quyen cho nhung ngudi da va dang sit dung
Nhan xet chung ve thi trucmg quyen sit dung ddt ( T h i trucmg so c d p )
Qua phan tich thuc trang cua thi trucmg so cdp ve dat dai cho thdy mpt so' vdn de tdn
tai nhu sau:
- Thi trudng so cap vd quyen sit dung dat trong thdi gian qua con mang nang tinh
bao cd'p, thi trudng nay tuy da hinh thanh song vdn con ach tdc, chua dap ung dupe giua
cung vd dd't dai va cdu vd ddt dai
- Thu tuc giao dd't, cho thue ddt con rudm ra, nhidu cda gay nhieu phien ha, thdi gia
td khi khdi ddu lam thu tuc ddn k h i thu tuc dupe hoan tdt lai qua dai
- Tien dp cd'p gidy chung nhdn quydn sd dung ddt con chdm chua dap ung dupe yeu
cau, nhdt la ddt do thi Cap gia'y chung nhdn quydn sd dung dd't con chdm la do nguyPn
nhan co ban chua tao didu kien cho thi trudng thd cap ve ddt dai hoat dpng va phat trien
- Viec den bu trong thu hdi dat dd giao ddt, cho thue dat Nha nude phai ddu tu mdt
lupng ldn kinh phi do dd chua dap ung dupe viec thu hdi dat de giao dd't theo k d hoach
3.2 Thi trudng ve giao dich giua cdc chu sue dung ddt ( Thi trudng thir cdp)
4 T h i t r u d n g N h a d
Thuc trang thi trudng giao dich vd nha d hien nay bao gdm: Loai giao dich giua
ngudi dan vdi ngudi dan, loai giao dich giua Nha nude vdi ngudi dan, loai giao dich giua
cac cdng ty kinh doanh nha d v d i nhau va vdi ngudi dan
n VAI TRO QUAN L Y NHA NUOC VE DAT DAI DOI V 6 l THI TRUONG BAT DONG SAN
1 Nha nude tao m d i trudng phap l y cho thi trucmg bat ddng san
2 Nha nude didu tiet ve thi trudng bat dpng san
3 Xdy dung he thdng quan l y bat dpng san
4 Nha nude cdn khuyen khich phat tridn he thd'ng dich vu hd trp phat tridn thi
trudng bdt dpng san
5 Nha nude quan l y dat dai theo quy hoach va ke hoach sd dung ddt
6 V a i trd Nha nude trong viec quy dinh vd gia bdt ddng san
7 V a i trd Nha nude vdi viec dao tao, bdi dudng can bp chuyen m d n nghipp vu ve
phat tridn kinh doanh thi trudng bdt ddng san
Trang 6KY YEU "CAC DE TAI NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOl TRUONG GIAI DOAN 2002-2006"
P H A N 3: K E T Q U A D I E U T R A M O T S O C H I T I E U V E T H U C T R A N G
T H I T R U C f N G B A T D O N G S A N ( N H A 6 , D A T d )
I HIEN TRANG N H A 6 CUA CAC DOI TUONG DIEU TRA
1 T h a i d i e m xay d u n g nha
2 T h a i gian gia d i n h da d ngoi nha
Qua tong hop dieu tra cho thay phan lan cac ngoi nha ma ho gia dinh co duac trong
khoang 15 nam nay Dieu nay phan anh hai xu the M o t la Nha nude da co nhung thay doi
ve co che quan ly kinh te noi chung va chinh sach phap luat dat dai noi rieng Didu nay co
y nghla sau xa cua van de, no khong nhung co gia tri d qua khd, hien tai ma ca tinh quyet
dinh trong tuong lai cho viec phat tridn thi trudng bat dpng san Hai la, phan anh xu the phat trien kinh te ciia Nha nude ndi chung va ciia hp gia dinh ndi rieng Dieu nay se cd tac
dpng tich cue den su phong phu va soi dpng ciia thi trudng bat dpng san
Ben canh dd, nhip dp giao dich nha dat trung binh trong 25 nam qua la 0,72%/ nam
Td nhung so lieu tdng hop dd, cd the suy ra nhip dp giao dich nha dat binh quan hang nam ciia tdng giai doan each day 5, 10, 15 nam Viec nghien cdu nay se can phai tiep tuc
d cac nghien cdu tiep theo
3 H i e n t r a n g co sd ha tang ngoi nha dang d
Hien trang ca sd ha tdng ngoi nha dang d dupe nghien cdu thong qua 8 chi tieu:
3.1 Giao thong (may bay, tau hoa, 0 to, xe may, xe dap, tau thuy, xudng)
3.2 Nha tre
3.3 Trudng hoc
3.4 Benh vien, trung tam y te
3.5 Cho, cda hang, sieu thi
3.6 Cap dien
3.7 Thoat nude
3.8 Cay xanh, san chai
II THAI DO CUA DOI TUONG DIEU TRA DOI V(3l K H U VUC V A LOAI HINH NHA
1 Dieu kien khu vuc ngoi nha dang d
1.1 Trong khu do thi m d i
1.2 Trong khu do thi cu
1.3 O khu ven do
2 Ve tinh trang nha
3 K h u vuc mong mudn de d
III VAN DE QUYEN D O I V 6 l C A N N H A V A CAC V A N DE L I E N Q U A N
1 Chii quydn ddi vdi can nha (theo tieu chi la ngudi ddng ten hoac toan quydn bat
dpng san)
2 Ve hinh thdc sd huu
Trang 7KY YEU "CAC BE TAl NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOI TRUONG GIAI DOAN 2002-2006" ^
3 Thuc trang quyen sir dung dat cua ngoi nha dang d
4 Mong muon cap do quyen doi vdi nha va dat
5 Tien dp lam thu tuc cap giay chung nhan quyen su dung dat
6 Nhung kho khan, vudng mac trong qua trinh lam so do
7 L y do chua lam hoac khong the lam so do
IV XU HUONG CHUYEN DICH NHA CUA DOI TUONG DIEU TRA
1 X u hudng mudn sua ddi nha hoac tim them nha mdi
1.1 Mua qua co quan phat trien nha
1.2 Mua ciia chii sd huu cu
2 Ly do tim dupe nha trong ldn chuyen ddi gan day nhat
2.1 Qua co quan phat trien nha
2.2 Qua chu so huu cu
V GIA V A CAC Y E U TO TAC DONG
1 Gia da't d thanh phd, thi xa noi dang d tai thdi diem hien nay
2 Co sd de dinh gia mua nha
3 Co sd dinh gia ban nha
VI CHI PHI TRUNG GIAN TRONG QUA TRINH M U A B A N
1 Ddi tupng mua ban trong lan mua ban nha gdn day nhat
2 Ddi tupng ban nha trong ldn gan day nhat
3 Nhung khd khan khi t i m nha qua trung tdm moi gidi
VII V A I TRO CUA NHA NUOC DOI V Q l THI TRUONG N H A DAT
1 M d c dp can thiep cua Nha nude vao t h i t r u d n g bat dpng san
Mdc dp quan trpng ciia cac tac dpng ciia Nha nude vao thi trudng bat dpng san de
phdng vdn thong qua 4 tieu chi: M p t la, tang quy dat cho viec lam nha d; Hai la khuyen
khich cac cong ty thupc mpi thanh phan kinh te tham gia phat trien co sd ha tang; Ba la
Nha nude ddu tu nhieu hon cho co so ha tang; bdn la tinh thuc thi cua phap luat Nha nude
Muc dp quan trpng cua cac tac dpng nay dupe danh gia theo 5 muc td quan trpng
nhat den it quan trpng nhat
1.1 Tang quy dd't danh cho viec lam nha d
1.2 Khuyen khich cac cong ty thupc mpi thanh phdn tham gia phat trien co sd ha tdng
1.3 Nha nude dau tu nhieu hon cho co sd ha tdng
1.4 Tinh thuc thi phap luat Nha nude
1.5 Khac
2 M u c dp u u tien ve cac dieu k i e n co sd ha tang
2.1 Giao thong
Trang 8^ KY YEU 'CAC Dg TAI NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAl NGUYEN VA MOl TRUONG GIAI BOAN 2002-2006"
2.2 Nha tre
2.3 Truong hoc
2.4 Benh vien, trung tam y te
2.5 Cho, cua hang, sieu thi
2.6 Cdp dien
2.7 Cap nude
2.8 Nude thai
2.9 Dien thoai
2.10 Cdy xanh, sdn choi
PHAN 4: NHUNG VAN DE RUT RA QUA KET QUA DIEU TRA, QUAN DIEM VA
D I N H HUCJNG P H A T T R I E N T H I TRUCJNG B A T D O N G S A N
I NHUNG VAN DE RUT RA QUA KET QUA DIEU TRA
1 T h o n g t i n ve t h o i d i e m xay d u n g ngoi nha
2 T h o n g t i n ve ha tang co so d o i v d i n h u n g k h u vuc d a n c u do t h i n h u : (giao
thong, cap thoat nirdc, dien, cac cdng t r i n h thuong m a i d i c h v u , chp, t r u o n g hoc, nha
tre, benh vien va cac cdng t r i n h van hoa xa hoi )
Qua phdn tich kdt qua didu tra cho thdy cac chi tieu tdt va trung binh m d i chi dat
tren 50%, tren 40% la yeu kem Ket qua nay cho thdy co sd ha tdng chua dupe phat tridn
ddng bp vdi xdy dung phat trien khu ddn cu dd thi
Vdn de dat ra la qua trinh phat tridn dd t h i la hai vdn dd khdng thd tach r d i nhau la
nha d va co sd ha tdng Nhdng khu vuc dupe quy hoach khdng gian phat tridn nha d cdn
gdn vdi quy hoach sd dung ddt va quy hoach khdng gian dd t h i dd xdy dung hoan chinh
co sd ha tdng, de dam bao thu hut ngudi ddn den d cac k h u dd t h i m d i , tao dieu kien cho
viec cai tao chinh trang nhung khu dd thi cu theo yeu cdu cua nha nude
3 Ve k h u vuc nha d hien nay
Da sd cdc hp deu cho la mudn d tai cac khu trung tdm hoac nhdng k h u phd cu ndi
thanh, hp khong quan tdm nhidu den dien tich dang d rdng hay hep, trong ngd hay mat
dudng phd ma hp quan tam la d nhung khu vuc nay ha tdng co sd da kha hoan chinh nhu
giao thdng, dien, nude, cac dieu kien xa hdi nhu gdn trung tdm van hoa, thuong mai, dich
vu, y te, giao due
Qua ket qua phdn tich trdn, mdt ldn nua khang dinh cac k h u ddn c u ndi thanh hay
ngoai thanh (ven dd) can ddng bp ca ve xdy dung nha d v d i xdy dung co sd ha tdng Su
ydu kem ve co sd ha tdng cung cd anh hudng den gia nha d, ddt d chdnh ldch l d n gida
trung tam dd thi va khu vuc ven dd
4 T h o n g t i n ve dieu k i e n va t i n h t r a n g nha dang d
- Ve van de nha t u xdy va nha mua ban qua chuyen nhupng:
- Ve nha do cac chu hp t u mua ban, chuyen nhupng tuy chiem ty lp 20% trong tdng
sd hd dupe dieu tra nghien cuu song da cho thdy day la cdn cd cac bien phap hudng ddn
quan ly ve vipc mua ban chuydn nhupng theo dung chfnh sach phap luat
Trang 9KY YEU 'CAC OE TAI NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAl NGUYEN VA MOl TRUONG GIAI SPAN 2002-2006' ^
5 Thong tin ve quyen su dung dat ciia ngoi nha dang d:
Qua d i i u tra nghien cuu da't thuoc cac ngoi nha dang d ddi v d i sd chu hd dupe hdi
cho thay so hp da dupe cap gia'y chung nhan quyen sd dung ddt (giay dd) dat binh quan la
34,97% ( T h e o so phieu), trong dd cd t h i xa Thai Binh m d i chi cd 12,50%
Ket qua chi tiPu nay the7 hipn tie'n dp cdp gidy chung nhdn quydn su dung ddt gdn v d i
nha d hipn nay la cham ddi vdi cac thanh phd va dd thi Ddy la mdt khd khan cho vipc
hinh thanh va phat tridn thi trudng bdt ddng san bdi chua cd quyen sd dung ddt dupe nha
nude cPng nhan se khong thd chuyen nhupng dat dai v d i nha d,thd chdp cam cd dat dai va
nha d tren ddt, ddy cung la nguyen nhdn cua viec mua ban trao tay tao t h i trudng ngdm ve
bdt dpng san, tao gia mua ban dat bat dn dinh N h u vdy su mong mudn cua ngudi ddn la
Nha nude cdn ddy nhanh tien dp cap giay chung nhan quyen sd dung ddt
6 Ve mong mudn cap quyen ddi vdi nha d, dat d
Qua dieu tra nghidn cuu vdi 48,21% so ngudi mong mudn cd'p gidy quyen sd dung
ddt va sd huu nhd khdng nen tach rieng lam hai gidy hai co quan cap gdy khd khan trong
viec chuydn ddi, mua ban, chuydn nhupng, the chap, mat khac thu tuc nhidu gay trd ngai
cho chu hp k h i lam thu tuc phap l y
7 Ve tien dp cap gia'y c l u i n g n h a n quyen sd d u n g da't va n h u n g k h d k h a n vudng
mdc t r o n g qua t r i n h l a m giay chdng n h a n
- Ve viec lam thu tuc va cdp gidy chung nhan chi cd 12,98% so ngudi dupe hdi cho
la thu tuc lam nhanh trong dd Ha N d i chi cd 4,93% va thanh phd H d C h i M i n h cd 4,57%
sd ngudi tra l d i la nhanh, 13,25% so ngudi hdi cho la tien dp cdp gidy chung nhan cham
- Vd nhdng khd khan vudng mdc trong qua trinh lam giay chdng nhdn cd 7,15% so
ngudi cho la thu tuc khai thdc hd so phdc tap, 2,78% sd ngudi cho la chua dupe t u vdn ve
quy trinh lam giay chung nhdn; 0,93% so ngudi dupe hdi cho la do can bp thuc thi va
5,96% so ngudi dupe hdi cho la thu tuc hanh chinh phdc tap, 15,53% sd ngudi dupe hdi
cho la chua lam gidy chdng nhdn khong thd lam gidy chdng nhan do thu tuc phien ha
8 Ve gia nha da't
Qua didu tra nghien cuu Gia ddt trong thdi diem didu tra d cac thanh phd; T h i xa
ldn cho la gia cao hon gia thuc te, so ngudi tra l d i d Ha N d i la 54,68%, thanh phd H d Chi
Minh 60,41%, Budn M a Thudt 27,66% so v d i tdng so ngudi dupe hdi cho la gia dd't cao
hon gia thuc tP'
- Ve co sd de mua va ban nha cung quyen sd dung ddt la qua khung gia nha nude,
qua tu van ban be, qua bao chi, qua m d i gidi trong dd qua khung gia nha nude chi chidm
ty le 6,09%
- Khd khan khi tim mua nha qua trung tdm mdi gidi da sd y kien cho la: Thd nhdt:
thdng tin cung cdp it; thd hai: d i lai nhieu ldn; thd ba: L e p h i cao; T h d t u la nhung vdn
de khac
Nhu vay Nha nude cdn thd'ng nhdt dua ra khung gia chudn dd ap dung vdi tung dia
phuong, ddng thoi tao didu kipn dd cac co quan t u vdn, dich v u ve vdn de mua ban chuydn
nhupng bdt ddng san theo quy dinh cua phap ludt
9 Danh gia ve mdc dp can thiep cua nha nirdc vao thi trudng bat dpng san
Qua y kien tham dd cho thdy:
Trang 10^ KY YEU 'CAC BE TAI NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOI TRUONG GIAI DOAN 2002-2006"
- Nha nuoc cdn tang quy dat danh cho xay dung nha 6, dam bao can doi (cung cau)
- Khuyen khich cac cong ty thuoc moi thanh phan kinh te tham gia xay dung phat
trien co so ha tang
- Nha nuoc dau tu kinh phi nhieu hon cho viec xay dung co so ha tang
- Nha nuoc tang cudng tinh thuc thi phap luat trong viec quan ly nha d dat d
II MOT SO QUAN D I E M V A D I N H HUONG PHAT TRIEN T H I T R U I N G
BAT DONG SAN
1 M o t so quan diem can thdng nhat
Quan diem 1: cho r i n g phai sua luat, tham chi phai sua ca Hien phap ve mot sd noi
dung co ban vd dat dai
Quan diem 2: giai quyet mdi quan he kinh te va chinh tri d nude ta trong viec hinh
thanh va phat trien thi trudng BDS
2 M p t so d j n h hudng ve t h j t r u d n g BDS d Viet N a m
2.1 M p t so thuc trang t h i trudng BDS d V i e t N a m dang hoat dpng khong
diing hudng
Ket qua nghien cdu cho thay thi trudng BDS chinh thuc chua hinh thanh dupe, trong
khi thi trudng chua chinh thuc, thi truong ngam lai qua soi dpng, an chda nhieu nguy co
cho nen kinh te
Nguyen nhan cd thd nhu sau:
Mpt la: su buong ldng va yeu kem trong quan ly v i mo vd nha dat
Hai la: viec cap giay CNQSDD qua cham
Ba la: gia thi trudng cho dat giua cac vung khong ro, khong theo quy luat thi trudng
Tdm lai la dieu kien phap ly dd mua ban dat theo gia thi trudng chua ro rang
2.2 Dinh hudng phat trien thi trudng BDS trong nhung nam sap tdi
Mpt la: phai xay dung mpt thi trudng, vua tuan theo quy luat thi trudng vda tuan
theo the che chinh tri trong thai ky qua dp
Hai la: Xac dinh ro m o i trudng phap ly de quydn su dung dat cd thd trd thanh hang
hoa thuc su va cd the mua ban dd dang nhu:
Ba la: Vai trd ciia Nha nude phai chu dpng lam chu cung cdu, gia ca phdn chia lpi
ich, thue khoa trong mua ban rupng dat theo hudng luc ddu chat sau dd buong dan theo co
che thi trudng cd su tac dpng ciia Nha nude k h i that cdn thiet
Bdn la: Cd co quan chuyen trach ve 2 viec:
- Chuyen trach cap giay CHQSDD nen giao cho co quan D i a chinh
- Tham muu, tu vdn dinh gia ddt, den bu dat cd chuyen gia BDS thuc hien
Nam la: Cong bd cong khai quy hoach, ke hoach dat dai
Sau la: Quan ly chat che ve quy dat, phan phdi dat mpt each hpp l y cd hieu qua
2.3 Xay dung mpt thd che de phat trien thi trudng BDS
Thi trudng BDS d day la thi trudng nha dat ma chii yeu la thi trudng quyen su dung dat