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KY YEU "CAC BE TAl NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAl NGUYEN VA MOl TRUONG GIAI BOAN 2002-2006"

<i>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 </i>
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:

<i>TS. VoTuCan Trung tim Diiu Ua Quihoach Di't dai </i>

<i>ThS. Ninh Minh Phuang Trung tim Diiu Ua Qui hoach Dii dai </i>
<i>Ths. Chu An Trudng Trung tim Diiu Ua Qui hoach Di't dai </i>
<i>KS.Nguyin Thi Hung Trung tim Diiu Ua Qui hoach Di't dai </i>
<i>KS. Nguyin Van Thuc Trung tim Diiu Ua Qui hoach Di't dai </i>
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

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KY 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:

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KY 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

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^ 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:

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KY 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

<i>3.1. Thi trudng quyen su: dung ddt sa cdp. </i>

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.

<i>3.2. Thi trudng ve giao dich giua cdc chu sue dung ddt ( Thi trudng thir cdp) </i>
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

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KY 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)

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KY 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

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^ 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:

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KY 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.

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^ 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.

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KY Yf£U "CAC DE TAI NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAI NGUYEN VA MOI TRUONG GIAI DOAN 2002-2006" ^
Thu 1: Dat co dac diem la mpt tu lieu san xuat dac biet, co tinh khan hiem. Bai vi

ngudi de chu dat khong de v i the gia cua no co the la tac dat tac vang.

Thu 2: Dat co dac tinh neu su dung dung muc dich va hpp ly thi no cu tang dan len
mai chu khong mat di.

Thu 3: Nude ta ngudi dong dat hep nen cdu ve dat rat ldn trong k h i cung co han nen
mdu thudn kha cang thang.

Thd 4: Trong thai ky cdng nghiep hod, do thi hod nhanh cang lam tang tinh khan
hiem ve dat.

Thd 5: Dat la tai san rai rac khdp nai, nhidu ngudi nhieu cap dd lpi dung chiem doat
de tham nhung.

V i the mpt the che ve thi trudng dat phai di ddn dan gian dd thi hanh ket hop lpi ich
qudc gia cpng ddng vdi l p i ich cd nhan, lpi ich trudc mdt vdi l p i ich lau dai.

Nhdt thiet the che dd phai ro rang minh bach chat che, vua tuan thu dupe ydu cdu
ciia quy luat thi trudng vda tuan thu cd su quan ly cua Nha nude theo dinh hudng X H C N .

Thong qua thi trudng BDS vua cd the thu hut vdn ddu t u nude ngoai vda dam bao
tinh dpc lap tu chu qudc gia.

Mudn vay:

- Phai cd ca che hinh thanh gia tri thi trudng ciia cdc loai dat, d cac loai thi trudng.
- Cd gia ca mua ban ciia dat tren ca sd gid t r j thj trudng (trong dd cd cung- cdu, canh
tranh khan hiem).

- Cd su dieu tiet ciia Nhd nude thong qua thue, gia quy hoach, luat phap vd td chdc
thuc hien.

KET LUAN VA KIEN NGHI.
1. KET LUAN

Nghj quyet hpi nghj lan thu V I I - Ban chap hanh Trung uong khoa I X ve tiep tuc
ddi mdi chinh sach, phap luat vd dat dai trong thdi ky day manh cong nghiep hoa, hidn dai
hoa dd't nude da neu cu the ve xay dung, quan ly thj trudng bat dpng san va chinh sach tai
chinh ve dat dai.

De gdp phdn vao vide xay dung, quan ly thj trudng bdt dpng san dupe Nghj quyet

Ban chdp hanh Trung uong khoa I X dd ra. De tai nghien cuu danh gia thuc trang quan ly
Nha nude ve dat dai ddi vdi t h j trudng bat dpng san (nha d, dd't d) do nhdm nghidn cuu de
tai ciia Trung tam Dieu tra quy hoach dd't dai thupc Bp Tai nguydn va M o i trudng thuc hidn.
Ve bat dpng san cd nhieu yd'u td cd'u thanh trong khuon khd de tai nghien cuu danh

gia thuc trang quan ly nha nude vd ddt dai ddi vdi thi trudng bat dpng san (nha d, dd't d).
Nhdm nghien cdu di vao nghien cdu mpt sd yd'u td thupc nhdm yd'u td xa hpi tren pham v i
dieu tra trong 10 thanh phd, thj xa ve npi dung nha d, dat d do dd nhung ket qua dieu tra
nghien cdu cung gop phan nhd de lam ca sd cho vide quan ly va phat trien t h j trudng bat
dpng san d Viet Nam trong nhung nam tdi.

Vdi 25 cau hdi trong phieu dieu tra va cac tieu chi dat ra trong tung cdu hdi, qua

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KY YgU "CAC Bg TAI NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAl NGUYEN VA MOl TRUONG GIAI BOAN 2002-2006"
- Thap Cham, Budn M a Thudt, Bien Hoa, Ba Ria V u n g Tau, Tay N i n h va Thanh pho" H 6

Chi M i n h .

Qua phan tich danh gia da rut ra mot sd van de ve thuc trang nha 6", chu quydn ve
nha d dat d, viec mua ban chuyen nhupng nha d da't d, gia chuydn quydn da't d va nha d.

Didu kien co sd ha tdng anh hudng tdi sinh hoat ddi sdng xa h d i tai noi d; viec mua ban
chuydn quyen thdng t i n va m d i gidi, thu tuc dang k y va gia'y td, hd so...

Van de cd'p gidy chdng nhdn quydn sd dung ddt, quyen sd huu nha, su can thiep cua

Nha nude vao thi trudng bdt ddng san va cudi cung la mong m u d n nguydn vong cua
nhung ngudi ddn duoc tham do ddi vdi v i t r i d, dieu kien co sd ha tdng noi d, vd quydn sd
dung dd't va sd huu nha, vd dinh gia dd't, gid nha... dd tham gia vao viec trao ddi, chuydn
quyen (mua, ban) nha d, ddt d trong thi trudng bat ddng san.

De tai cung danh gia duoc thuc trang cua t h i trudng bat ddng san d Viet N a m hidn
nay; nhdng tdn tai cdn duoc khdc phuc hoan chinh trong vide xdy dung va phat tridn thi
trudng bdt ddng san chinh thdc hoat ddng theo su quan l y dieu tie't cua Nha nude.

De tai cung budc ddu de xua't mdt so van dd trong vai trd quan l y nha nude ve thi
trudng bdt ddng san.

Qua kd't qua nghidn cuu cua dd tdi chiing tdi thay ddy la cudc didu tra thuc trang d

mdt so dd thi lidn quan vd nha d, ddt d. V d i dia ban didu tra la 10 va sd phieu it, 755 phid'u
ndn nhung van dd rut ra khdng dupe nhieu song da gdp dupe mdt phdn vao vide hoach
dinh chinh sach phap ludt cho vide hinh thanh thi trudng bat ddng san d Vidt N a m trong
nhung nam tdi.

Dd hoach dinh dupe chinh sach phap ludt vd thi trudng bdt ddng san, tao didu kidn

cho thi trudng bdt dpng san d Vidt N a m hoat dpng chinh thdc; X o a bd thi trudng bdt ddng
san khdng chinh thdc (thi trudng ngdm). Cdn cd nhflng dd tai nghidn cuu tid'p theo dd cd
ddy du thdng tin va du kidn ve cac nhdn t d tu nhidn, kinh te, chinh t r i trdn co sd dd tao
didu kidn cho vide hinh thanh he thd'ng van ban phap ludt hoan chinh dd phat tridn thi

trudng bdt dpng san d Vidt Nam.

2. NHUNG KIEN NGHI VOI NHA NUOC

Thd nhat: Nha nude cdn ra soat lai toan bp hd thdng van ban phat ludt vd ddt dai va
cac van ban khdc cd lidn quan dd'n ddt dai de tranh su chdng cheo trong cac van ban da
ban hanh, ddng thdi xem xet nhflng vdn dd da quy dinh nhung k h d thuc hidn hoac ba't cdp
vdi thuc td' de chinh sda cho phu hpp.

Nen chi tid't va cu the hda nhflng dieu, nhflng khoan muc trong ludt dd giam bdt
nhflng van ban sau ludt dd ngudi ddn dd tiep thu, dd hieu ludt thuc hidn ludt.
Cung vdi Luat Dd't dai, Nha nude sdm ban hanh Ludt Bat ddng san bdi hai dao ludt

nay la vdn dd cdt l d i trong vide hinh thanh va phat trien thi trudng bdt ddng san chinh thdc
cua Vidt Nam.

Thd hai: Nha nude cdn cd nhflng quy dinh va giai phap dd ddy nhanh vide cap gidy

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KY YEU "CAC Bf£ TAl NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAl NGUYEN VA MOl TRUONG GIAI BOAN 2002-2006' ^
Gia'y chung nhdn quyen su dung da't la co so phat ly goc de thuc hien giao dich,

chuydn dich da't song den nay qua dieu tra t u thuc te of cac d6 thi m o i dat ty le tren 10%.
Viec cap gia'y chung nhdn quyen sir dung da't cham la nguyen nhan cua viec hinh thanh
thi trucmg bat dpng san khPng chinh thuc (mua ban trao tay).

Thu ba: Nha nude cdn nghien cuu viec cap gia'y chung nhan quyen sit dung da't va sd
huu nha tren da't cung mpt gia'y khong nen dd lam hai gia'y nhu hien nay do hai co quan
cdp bdi da't d nha d gdn v d i nhau trong viec chuydn quydn va mua ban.

Giam bdt thu tuc va bidu mdu ke khai, don gian dd lam k h i dang k y cap gidy chung nhdn.

Thd tu: V e gia ddt cdn ban hanh khung gia phu hpp v d i tung loai ddt, tung vung cd
dac didm t u nhien, didu kipn k i n h te va phat tridn kinh t d khac nhau ddng thdi sat vdi gia
thuc td d tung giai doan hay thdi k y cu thd (khdc phuc mdt so tdn tai cua N g h i dinh 87/CP
va Quydt dinh 302/TTg).

Tren co sd khung gia Chfnh phu quy dinh, Uy ban nhdn ddn cac- thanh phd, cac tinh
quy dinh gia ddt cu thd va sat thuc v d i dia phuong minh.

Thd nam: V d quy hoach sd dung ddt dai

Nha nude cdn cd quy dinh cu thd vd viec quy hoach sd dung dd't dai ddng bp vdi quy
hoach phat tridn khdng gian dd t h i , ddng thdi gan vdi quy hoach phat tridn co sd ha tdng
cu thd nhu:

* Quy hoach sd dung ddt cung vdi quy hoach khdng gian ddi v d i nhung dd thi m d
mang va phat tridn khu dd thi m d i .

* Quy hoach sd dung ddt gdn v d i quy hoach dd thi va quy hoach co sd ha tang d khu
vuc du kidn phat tridn dd thi.

* Quy hoach sd dung ddt gdn vdi quy hoach phat tridn cdng nghiep.

Neu giai quyet duoc nhu vay khdng lang phf ddt, ha tdng hoan chinh thu hut dan cu
ddn d, gia ddt dupe dn dinh, tranh dupe su lpn xpn ve thi trudng dat dai tai nhung khu vuc nay.

Thd sau: Dd phat tridn thi trudng bdt dpng san Nha nude cdn cd nhung co quan
chuyPn ve dang k y ddt dai (nha d, ddt d) dd thuc hipn dang k y giao dich ve nha d, da't d,
hudng dan dang k y , lap va luu trd hd so. Gdm co quan dang k y d Trung uong va co quan
dang ky d dia phuong. (Ddy la su ddi hdi cua ngudi ddn dd hp cd co sd phap l y tham gia
vao thi trudng bdt ddng san).

Thd bay: Nha nude cung cdn cho phdp hinh thanh cac cdng ty lam nhiem vu dich vu

trong vide hudng ddn, cung cap thdng t i n trong vipc giao dich, chuydn dich ddt dai, nha d.
Thd tam: Nha nude tang cudng dau t u cho viec tuyen truyen, phd cdp de ndng cao su
hidu bidt vd chfnh sach, phap ludt thuc hipn phap ludt trong vipc giao dich nha d, da't d
trong thi trudng bdt ddng san chfnh thdc.

Thd chfn: Cdn cd che tai quy dinh cu thd trong viec thuc hien Ludt Dat dai, cac van

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