CONG HOA XA HOI CHU NGHA VIET NAM

oc Lap T Do Hanh Phuc

D N U T THNH LP
CNG TY C PHN A C

CH U T: CNG TY CP T VN U T THO NGUYN XANH

A CH: 158 Nguyn Vn Th, Phng akao, Qun 1, HCM
HOTLINE: 0918755356

n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

CHNG I:
CHNG I: GII THIU CH U T
I S LC V CH U T:
II S LC V D N
1. a im thc hin:
2. Hnh thc qun l d n: Ch u t trc tip qun l d n.
-

Giai on 1: Trc khi trin khai d n, Ch u t thnh lp ban qun l d n.

Nhim v trc mt ca ban qun l l hon tt mi th tc php l thnh lp cng ty,

bao gm th tc xin giy php chng nhn ng k kinh doanh ti s k hoch u t
Tp.HCM v mi th tc ng k m s thu, con du cng ty cng vi vic thnh lp sn
giao dch bt ng sn. Sau khi hon tt mi th tc php l ban u cng ty c th
i vo hot ng. Ban qun l d n mi bt tay vo tuyn dng nhn vin, phn chia
cng vic v thnh lp h thng qun l iu hnh qun l mi cng vic ca cng ty.
-

Giai on 2: Khi cng ty c bn i vo hot ng, ban qun l d n mi y

mnh hot ng kinh doanh ban u ca cng ty, u tin l y mnh dch v nh t,
dch v t vn ti chnh, t vn xy dng, t vn php l v c bit l hot ng ca sn
giao dch bt ng sn. Trong , trng tm l dch v thm nh gi ti sn phc v mc
ch vay vn ca ngn hng.
-

Giai on 3: Tp trung vo cc d n u t, bao gm cc d n kinh doanh nh ,

kinh doanh cn h cao cp cng vi kinh doanh vt liu xy dng v t vn thit k trang
tr ni tht.
3. Thi gian thc hin d n: d n d kin s hon thnh xong phn u t c bn ban
u trong vng 04 thng v chnh thc i vo hot ng k t ngy 01 thng 07 nm
2009.

n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

Chng II: S CN THIT PHI U T

Th trng bt ng sn lun l knh thu ht u t ca nhiu nh u t trong nhng
nm va qua, bi tnh cht c bit quan trng ca n trong nn kinh t quc gia. Th
trng ny lin quan cc ln c v quy m, tnh cht v gi tr ti sn trong nn kinh t
quc gia bi n l knh huy ng vn ln ti mi quc gia, mi vng min. Theo thng
k ti cc nc pht trin, lng tin Ngn hng cho vay th chp qua BS chim n
80% tng lng vn cho vay, iu chng t BS chim vai tr quan trng trong vic
chuyn ngun ti sn thnh ngun ti chnh phc v cho vic pht trin kinh t x hi.
Hn na, mt khi th trng ny pht trin s thc y th trng vt liu xy dng, th
trng lao ng cng pht trin v gp phn bnh n gi t trn th trng.
Trong nm 2008, th trng ny c chiu hng chng li v c th ni l ng bng do
cuc khng hong kinh t ton cu nhng theo nhn nh ca cc nh nghin cu th y
ch l mt iu tt yu trong quy lut pht trin ca th trng ny. Sau giai on ng
bng s l giai on phc hi, y chnh l giai on m th trng BS nng dn ln v
c th gy st.
Bc sang u nm 2009,trc thng tin mt lot ngn hng m hu bao tr li cho vay
mua nh trong 20 nm vi 70% gi tr ti sn, mt s d n ch ng lin kt vi ngn
hng trin khai dch v bn nh tr gp, khin th trng bt ng sn u nm 2009 bt
u khi phc tr li. Minh chng cho vn ny l mi y nht, ngn hng ACB
dnh 2000 t ng h tr cho vay mua nh tr gp i vi nhng c nhn c nhu cu
v nh thc s. Ngn hng ng y mnh tn dng BS thng qua vic u t vo
d n Richland Hill qun 9, Tp.HCM vi s ti tr vn cho khch hng trn di 50%
gi tr ti sn m bo trong thi gian 20 nm. Sacombank ti tr 300 t ng vn cho tp
on Hong Anh Gia Lai. BIDV cng rt vn cho mt s ch d n BS v gn y
nht l vic hp tc vi Hong Anh Gia Lai, BIDV mnh tay chi 5650 t ng cho tp
on ny. Trong , vn ngn hn l 650 t ng, trung di hn l 5000 t ng. Ngun
vn ny s c Hong Anh Gia Lai u t cho d n cao su khong sn, thu in v
cc d n kh thi khc khi tp on ny c nhu cu trong giai on 2009- 2011. iu ny
chng t, lnh vc BS vn ang l lnh vc ng vai tr ch cht trong nn kinh t. V
th, u t vo lnh vc bt ng sn trong giai on ny vn ang l s la chn hng
n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

u ca ch u t. Vi hy vng s ra i ca cng ty cng vi hng lot cc gi sn

phm, dch v phong ph v a dng s gp phn p ng nhu cu ca khch hng trong
tng lai.
IV/ TNG VN U T
Tng vn u t thc hin d n c tnh l: 6.000.000.000 (su t ng)
Trong vn c nh:

3.500.000.000 VN

Chi ph lu ng:

2.000.000.000 VN

D phng ph

500.000.000 VN

Ngun vn ny ch yu l ngun vn huy ng t cc c ng sng lp ca cng ty.

Ngun vn ny d tnh s c huy ng vi thi gian v tin trnh nh sau:

Thi gian
Tng s vn

Giai on 1

Giai on 2

Giai on 3

Giai on 4

(VN)
Danh sch v cc c nhn gp vn d kin nh sau:
PHN III
NHN NH C BN V NGHIN CU TH TRNG, IU KIN, TIM
NNG PHT TRIN CA KHU VC KHI THC HIN U T
Cuc khng hong kinh t M trong nm va qua nhanh chng lan ra trn ton th
gii v lm cho kinh t cc nc lm vo tnh trng kh khn. Khng nm khi quy lut
hot ng chung ca nn kinh t th gii, kinh t Vit Nam cng chu nhiu nh hng
m t bit l th trng bt ng sn bi y l th trng ng vai tr quan trng trong
nn kinh t quc gia, n chi phi v tc ng qua li vi th trng chng khon v tin
t. V th, mt trong ba th trng ny bt n cng ko theo s bp bnh ca nhng th
trng cn li.
Tuy nhin, theo s nhn nh ca nhiu chuyn gia trong v ngoi nc th trong tnh
trng khng hong nh hin nay th Chu s l ni u tin khi phc li kinh t v
Vit Nam s l nc u tin. Th trng bt ng sn Vit Nam vn y tim nng v
n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

m ra nhiu c hi tt nh vo nhng yu t c bn v kinh t v dn s cng s lc quan

ca th trng ny trong trung v di hn. Vic m rng cc th cng nh tc th
ho din ra nhanh chng cng vi nn kinh t tip tc tng trng s lm tng nhu cu v
bt ng sn: nh , vn phng, khch sn, trung tm thng mi v cc khu cng
nghip do mc sng ca ngi dn ngy cng c nng cao. Mt yu t na hy vng
c th tc ng tch cc vo th trng bt ng sn l bt u t ngy 01/01/2009 chng
ta bt u thc hin Ngh quyt v vic th im cho ngi nc ngoi mua nh v s
hu nh c thi hn ti Vit Nam. Hin c khong 80.000 ngi nc ngoi sinh sng
v lm vic ti Vit Nam v nhu cu v nh ca h cng rt ln. Khng nhng th,
cng vi gi kch cu ca chnh ph cho th trng bt ng sn, nhiu t chc tn dng
v ngn hng mnh tay chi hng ngn t ng cho th trng ny. Rt nhiu kin
xut vi c quan qun l nn c nhng c ch, chnh sch ph hp th trung bt ng
sn Vit Nam pht trin lnh mnh, n nh v bn vng. Trn thc t, chnh lch gia
cung v cu ca th trng bt ng sn vn rt ln, cu lun ln hn cung ch th trng
cha ri vo tnh trng cung vt qu cu. V th, u t vo th trng bt ng sn vo
thi im ny vn ang l la chn sng sut ca nh u t.
PHN IV: CC IU KIN YU CU TRONG THC HIN U T
IV.1 .Cn c php l
* Cn c lut doanh nghip c Quc hi thng qua ngy 29 thng 11 nm 2005 v cc
vn bn hng dn thi hnh.
* Cn c lut thu thu nhp doanh nghip s 14/2008 c Quc hi kho XII thng qua
ngy 03/06/2008 v cc vn bn hng dn thi hnh.
* Cn c lut kinh doanh bt ng sn s 63/2006/QH11 c Quc hi thng qua ngy
29 thng 06 nm 2006
* Cn c ngh nh 153/2007/N-CP v hng dn thi hnh lut kinh doanh bt ng
sn.
* Cn c thng t s 13/2008/TT-BXD v hng dn thc hin ngh nh 153.
* Cn c lut t ai c Quc hi thng qua ngy 26/11/2003 v cc vn bn hng
dn thi hnh.
* Cn c vo cc vn bn php l c lin quan.
IV.2./. Kh nng p ng v thc hin ca d n
n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

Chng ti tin tng rng u t vo thi im ny l rt ph hp v theo nhn nh ca

cc chuyn gia trong lnh vc bt ng sn th sau mt thi gian di ng bng th th
trng bt ng sn c xu hng m dn tr li sau khi chnh ph c nhng ng
thi tch cc trong vic phc hi th trung bt ng sn. Bn cnh , hin ti, trong
nhng thng cui nm 2008 v u nm 2009 cc Ngn hng thng mi mnh tay chi
vn vo lnh vc bt ng sn, c bit l vi cc d n bt ng sn kh thi. Cng vi
i ng nhn vin giu kinh nghim c chn lc v hun luyn, i ng qun l tt v
s hng dn tn tnh ca nhiu chuyn gia trong lnh vc bt ng sn. D kin khi i
vo hot ng, d n c kh nng cung cp nhiu dch v cn thit cho th trng bt
ng sn v l a im ng tin cy cho cc c nhn v doanh nghip.

Chng 3: LA CHN HNH THC U T

III.1/.Hnh thc u t:
u t thc hin tng giai on, ly li nhun nh c trc t cc hot ng dch v
cng vi ngun vn t c hnh thnh nn tim lc ti chnh, sau mi thc hin tip
giai on tip theo ca d n l u t vo cc d n nh v cn h cao cp.
Giai on 2: Bc u a vo hot ng v y mnh cc mng dch v nh dch v
nh t, t vn ti chnh v t vn php l, c bit quan trng l a vo hot ng sn
giao dch bt ng sn. V y l mng dch v, chi ph u t ban u khng ln, ch
yu l u t ngun nhn lc v c coi l mng mang li hiu qu kinh t nhanh
chng. Hn na loi hnh kinh doanh bt ng sn thng qua sn hin nay ang c nh
nc khuyn khch u t nhm minh bch hot ng kinh doanh ny v trnh nguy c
u c, thi phng gi t gy kh khn cho c ngi bn ln ngi mua. Mt trong
nhng hot ng trng tm ca sn giao dch l dch v thm nh gi tr ti sn , phc v
nhu cu vay vn ca cc c nhn v doanh nghip trn a bn Tp.HCM v cc khu vc
ln cn.
Giai on 3: Nhm h tr thm cho lnh vc dch v, cng ty s m rng thm mt lnh
vc hot ng mi l d n u t bao gm kinh doanh d n nh , cn h cao cp
cng vi kinh doanh vt liu xy dng v t vn thit k xy dng.
III.2./ Ngun vn u t
Vn u t thc hin d n ch yu l ngun vn huy ng t cc c ng sng lp cng
ty v ngun vn ny d tnh l 6.000.000 VN ( Su t ng)
n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

III.3./ Cc sn phm, dch v d kin

Cng ty d kin khi i vo hot ng s cung cp nhng dch v ch yu sau:
1. Dch v nh t: Cung ng vt liu xy dng, t vn thit k - thi cng, thanh ton qua
ngn hng, thm nh gi ti sn v bt ng sn, php l nh t, trang tr ni thtcc
hot ng ny c ngn hng h tr tn dng khi khch hng c nhu cu vay vn
2. Dch v t vn thit k xy dng: Kin trc, kt cu, h thng in, nc, thng tin
lin lc, phng chy cha chy
3. Dch v sn giao dch bt ng sn: Bt ng sn rao bn, bt ng sn cho thu, ng
tin bn/cho thu, ng k mua/thu.
4. Dch v t vn ti chnh: T vn dch v xy nh tr gp, mua nh tr gp.
5. Dch v t vn php l: Mua bn sang nhng, cm c th chp, hp thc ho nh t,
xin php xy dng, sa cha, th tc hon cng nh, di sn, tha k.
6. Dch v cung cp vt liu xy dng: Cung cp vt liu th v vt liu hon thin.
7. D n u t:Cn h cao cp, vn phng cho thu, bit th, khu ngh dng
Vi s phong ph v a dng v sn phm cng nh dch v, cng vi phong cch phc
v tn tnh chu o ca i ng nhn vin, d n hon ton c kh nng p ng mi nhu
cu ca khch hng c trong hin ti v tng lai.
III.4./ Thi gian d kin thc hin d n cho n khi hon thnh a vo hot ng
Bt u thc hin t vic lp cc th tc php l theo quy nh ca php lut v c
duyt cc cp c thm quyn thnh lp cng ty a c v thnh lp sn giao dch bt
ng sn. Tip theo l hon tt mi c s vt cht cng nh cc trang thit b cn thit v
i ng nhn vin chnh thc i vo hot ng. Thi gian d kin l khong 04 thng
c chia lm cc bc nh sau:
Bc 1: 45 ngy: Tm kim a im v hon tt th tc php l xin cp giy php ng
k kinh doanh, m s thu v con du cng ty
Bc 2: 45 ngy: Hon tt th tc php l trnh cc cp c thm quyn v mua sm cc
my mc v trang thit b cn thit a vo hot ng sn giao dch bt ng sn.
Bc 3: 30 ngy: Thc hin tuyn dng nhn vin, b tr cng vic v hnh thnh b my
qun l cng ty. Ln k hoch maketing tm kim nhng khch hng u tin.

n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

Tuy nhin y mi ch l thi gian d kin, nu cc cng tc trn c thc hin nhanh
chng th thi gian ny c th rt ngn hn so vi k hoch.
Nm r lut kinh doanh bt ng sn v cc vn bn php lut c lin quan, trc khi i
vo thnh lp cng ty, ban qun l d n tin hnh b sung mt s chng ch hnh
ngh m php lut yu cu, c th nh sau:
-

Chng ch hnh ngh thm nh gi bt ng sn

Chng ch hnh ngh mi gii bt ng sn

Chng ch qun l sn.

S B MY T CHC QUN L CNG TY

C th hnh dung mi hot ng qun l iu hnh ca cng ty qua s sau:

Chng 4
QUY M, GI TR U T V CHI PH THC HIN D N
HOCH NH CHI PH
IV.1./ Chi ph d tr thc hin u t ban u
a/ Giai on 1: Thi gian thc hin trong vng 45 ngy bao gm cc cng vic sau:
-

Tm kim a im v thu mt bng cng ty (c cc 03 thng): 120.000.000

Hon tt th tc xin giy php ng k kinh doanh ti S k hoch u t Tp.HCM

(trong vng 20 ngy): 2.000.000

-

Lm h s ng k con du v m s thu cng ty ( trong vng 08 ngy): 1.000.000

---------------------Cng chi ph cho giai on 1: 123.000.000

b/ Giai on 2: Thi gian thc hin trong vng 45 ngy bao gm:
-

Hon tt mi th tc php l ng k hot ng sn giao dch BS: 10.000.000

Mua sm my mc, thit b vn phng : 671.000.000

--------------------

n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

Cng chi ph giai on 2: 681.000.000

c / Giai on 3:Thi gian thc hin trong vng 30 ngy bao gm:
-

Thc hin tuyn dng nhn vin, b tr cng vic v

hnh

thnh

my

qun

cng

ty:

10.000.000

- Chi ph Maketing tm kim khch hng: 30.000.000

---------------------Cng chi ph giai on 3: 40.000.000
Cng chi ph d tr thc hin u t ban u:
TC = CPG1 + CPG2 +CPG3
= 123.000.000 + 681.000.000 + 40.000.000
= 844.000.000
Tng gi tr d tr thc hin cho d n nu trn bao gm cc d ton chi ph c bn
nh sau:
IV.2./ D ton tng hp chi ph thu mt bng v mua sm my mc thit b u t
ban u:
1.

Chi ph thu mn mt bng ti khu vc qun 3 vi din tch 250 m2

l 40.000.000 ng/thng, c cc 03 thng vi chi ph l:120.000.000

2.

Chi ph mua sm my mc thit b vn phng c tnh l: 671.000.000

n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

CHI PH MUA SM MY MC THIT B VN PHNG

S

THNH

STT

MY MC THIT B

VT

LNG

N GI
8,500,0

TIN
127,500,0

My vi tnh

15

00

00
4,000,0

My in

Ci

00

20,000,0
00

18,000,0
3

My photo

Ci

00

18,000,0
00

2,000,0
4
5

My fax v ng dy thu bao

in thoi v ng dy thu

Ci

bao

Ci

00

2,000,0
00

1,000,0
5

00

5,000,0
00

5,000,0
6

My chm cng

Ci

00

5,000,0
00

8,000,0
7

Bn gh tip khch

00

24,000,0
00

1,000,0
8

Bn gh nhn vin

15

00

15,000,0
00

5,500,0
9
10

My lnh
Thit b m thanh, truyn hnh

Ci

nghe nhn

00

27,500,0
00

8,000,0
2

00

16,000,0
00

200,0
11

Thit b phng chy cha chy

00

1,000,0
00

2,000,0
12

T h s

Ci

00

10,000,0
00

400,000,0
Xe t

Ci

00

400,000,0
00
671,000,0

13

TNG

00

IV.3/ Chi ph lng, in nc v cc khon chi ph chnh trong 01 nm u khi d

n bt u i vo hot ng:
Khi cng ty c thnh lp v bc u i vo hot ng. D n mi trin khai giai
on tip theo, tc l y mnh hot ng dch v nh t, dch v t vn ti chnh, t
vn xy dng, t vn php l v c bit l hot ng ca sn giao dch bt ng sn
n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

10

trong trng tm vn l hot ng thm nh gi ti sn cho mc ch vay vn v cc

mc ch khc.
Trn c s ngun li nhun c c ca giai on u tin t cc hot ng dch v cng
vi ngun vn t c ca cng ty, d n mi trin khai tip giai on hai l kinh doanh
nh , cn h cao cp, cng vi kinh doanh vt liu xy dng, t vn thit k xy dng,
trang tr ni tht...
Trong loi hnh hot ng ca cng ty th chi ph quan trng nht vn l chi ph lng
cho i ng cn b cng nhn vin ca cng ty.
1.

Chi ph lng:

CHI PH LNG NHN VIN

S

MC

TNG

LNG

TNG

STT

DIN GII

LNG

LNG
20,000,00

/THNG

LNG/NM

Gim c
A. Phng

20,000,000

240,000,000

10,000,000
40,000,000
12,000,000

120,000,000
480,000,000
144,000,000

10,000,000
6,000,000
3,000,000
10,000,000
-

120,000,000
72,000,000
36,000,000
120,000,000
-

20,000,000
10,000,000
141,000,000

240,000,000
120,000,000
1,692,000,000

kinh

doanh
Trng phng kinh

3
4
5

doanh
Nhn vin thm nh
Nhn vin php l
B. Phng hnh

chnh
Nhn vin

7
8
9
10
11
12

10,000,00
1
10
3

0
4,000,000
4,000,000

hnh

chnh
Bo v
Li xe
C. Phng k ton
Nhn vin k ton
D. Phng d n

2
2
1

5,000,000
3,000,000
3,000,000

5,000,000
10,000,00

13
14
15
16

Nhn vin d n
E. Sn GDBS
Nhn vin mi gii
TNG

10

1,000,000

n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

11

Tng chi ph lng cn bn trong 01 thng l 141.000.000 VN, trong i vi nhn

vin mi gii trong sn giao dch bt ng sn th ngoi mc lng cn bn l
1.000.000/thng th s nhn vin ny c hng ph hoa hng mi gii. Ph hoa hng
ny tu thuc vo thi im hot ng ca th trng, tnh trung bnh trong 01 thng 01
nhn vin nhn c 3.000.000 ph hoa hng, suy ra 10 nhn vin ny nhn c mc
lng trung bnh trong 01 thng l 30.000.000 VN/thng = 360.000.000VN/nm.
D phng cc khon l, tt: 100.000.000VN/nm
Qu lng trong 01 nm s c d tnh nh sau:
Lng cn bn trong mt thng ca i ng nhn vin nhn vi 12 thng trong nm cng
vi lng ca thng 13 v hoa hng ph nhn vin mi gii v d phng cc khong
thng l, tt:
141.000.000/thng x 13 thng + 360.000.000 + 100.000.000 = 2.293.000.000/nm
2.

Chi ph vt t my mc thit b, nguyn vt liu tiu hao trong 01 nm

CHI PH MY MC THIT B NGUYN VT LIU TIU HAO

NH
N
THNH
THNH
LOI

MC

GI
2

in

600KW

,000

TIN/THNG
1,20
0,000

14,400,000

10
Nc

6m3

,000

6
0,000

11
Xng
in

2000L
thoi

mng +d/

,000

TIN/NM

720,000
22,00

0,000

264,000,000
6,00

0,000

72,000,000
40,00

Mt bng

0,000

480,000,000
1,00

Thu

0,000

12,000,000
15,00

Pht sinh
TNG

0,000

180,000,000
1,023,120,000

Tng chi ph hot ng trong nm u ca cng ty khi i vo hot ng:

TC = 2.293.000.000 + 1.023.120.000 = 3.316.120.000 VN
n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

12

HOCH NH DOANH THU

A.

DOANH THU T SN GIAO DCH

1.

Doanh thu t hot ng qung co, nhn k gi BS rao bn, cho thu:

Mc ph: 300.000/tin
S lng : 40tin/thng ( v tnh TB mi ngy 1NVKD c th tm c 2 KHng ng tin)
Doanh thu: 300.000/1tin * 40tin/thng = 12.000.000/thng
2.

Doanh thu t hot ng mi gii bs ( giao dch) mua bn

Ph giao dch ty thuc vo gi tr ca bs. Ph ny khng bao gm Ph chuyn nhng

bs v cc khon ph khc.
Gi tr >=2 t: ph 0.5%
< 2 t : ph 1%
c tnh TB: 15tr/1giao dch v mi thng c 8 giao dch thnh cng
DT c tnh: 15tr/1gd * 8gd = 120.000.000/thng
3.

Doanh thu t hot ng mi gii bs cho thu:

Ph giao dch ty thuc gi cho thu v thi gian ca hp ng cho thu.

V gi thu
Hin c s chnh lch v gi cho thu mt bng cc loi gia cc qun huyn trong TP.
V d: mt bng kinh doanh cc qun trung tm nh Q1 c gi t 2500
3000USD/thng, cao c vp cho thu khong 30USD/m2; Q3, Q4 khong 1200
2400USD/thng
Q5,Q7, Q.10 c gi cho thu khong 800 2000 USD ty v tr.
V thi hn hp ng cho thu:
Nu hp ng cho thu c thi gian l trn 1 nm th ph s l 1 thng tin thu nh.
Trong Trng hp thu ngn hn t 3 6 thng th ph giao dch s l thng tin thu
nh.
n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

13

Ly mc TB 1000USD tng ng 17.000.000/1 giao dch.

c tnh mi thng c 2 giao dch thnh cng.
Doanh thu: 17.000.000 * 2 = 34.000.000/thng
4.

Doanh thu t hot ng qung co cho cc d n ln, cao c vn phng.

Ph : 3.000.000/ hp ng/1 thng

c tnh mi thng c 1 hp ng
Doanh thu c tnh: 3.000.000 * 2 = 3.000.000/thng
Cng doanh thu t hot ng ca sn giao dch
( A) = ( 1 ) + ( 2 ) + ( 3 ) + ( 4 )
( A ) = 12.000.000 + 120.000.000 + 34.000.000 + 3.000.000
( A) = 169.000.000 VN/thng
B. DOANH THU T DCH V NH T
Bao gm:
1.

Doanh thu t cung ng vt liu xy dng

Cng ty khng trc tip ng ra cung ng vt liu cho khch hng m s thc hin vic
mi gii hoc m hnh lin kt vi cc cng ty xy dng cung cp nguyn vt liu xy
dng v hng hoa hng chnh lch. Do c li th t cc hot ng dch v t vn vay
vn, t vn d n nn cng ty s d dng lin h vi nhng khch hng c nhu cu xy
dng nh nh l cng nh cc cng ty v cc d n u t xy dng ln nh cao c, vn
phng, chung c, bit th,
Hoa hng thu c t cung ng VLXD ty thuc vo i tng c cung ng.
i vi i tng l: nh dn dng (i tng A) c gi tr nguyn vt liu xy dng t
100 300tr/cn, trung bnh 200tr/cn th hoa hng thu c c tnh l 5% so vi gi tr
nguyn vt liu xy dng cn cung ng
i tng c cung ng l cc t chc kinh doanh: nh hng, nh CN c gi tr
nguyn vt liu xy dng t 500tr 1 t, trung bnh 750tr/cng trnh th hoa hng thu
c c tnh 2% so vi gi tr nguyn vt liu cn cung ng.
Mi thng c tnh cung ng 10 i tng A v 5 i tng B
Doanh thu trung bnh c tnh: 10 * 200tr * 5% + 2 * 750tr * 2% = 130.000.000/thng

n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

14

2.

Doanh thu t hot ng t vn thit k thi cng

Cng ging nh hot ng cung ng vt liu xy dng, i vi hot ng t vn - thit

k thi cng, cng ty cng khng trc tip lm m lin kt vi cc cng ty xy dng c
nhiu kinh nghim v nng lc thc hin. Cung cp khch hng cho cc i tng ny
v hng hoa hng ph.
Mc hoa hng ph :
- 10% i vi cng trnh dn dng A (nh ph) c mc ph t vn thit k l 10triu
- 8 % i vi cng trnh loi B ( nh hng, khch sn, bit th, nh CN..) c mc ph t
vn thit k l 20 triu
5% i vi cng trnh loi C ( cao c VP, bnh vin, trng hc) c mc ph t vn thit k l 50 triu.
Mi thng c tnh c 10 cng trnh loi A
2 cng trnh loi B
1 cng trnh loi C
Doanh thu c tnh:
= 10triu * 10*10% + 20triu * 2 *8%+ 50 triu * 1*5% = 15.700.000/thng
3.

Doanh thu t hot Thm nh gi TS & BS

Lnh vc nh gi bt ng sn l mt lnh vc i hi nhn vin phi c kin thc v

kinh nghim cao, nm st tnh hnh gi c v bin ng gi c trn th trng, am hiu gi
t tng khu vc, a bn m mnh cn thm nh, thng xuyn tin hnh kho st gi
cc a bn qun huyn trong thnh ph v nhanh chng cp nht bin ng gi vo h s
d liu lu tr.
y l mng c u t k v l mng hot ng chnh ca cng ty. Hot ng thm
nh gi tr ti sn v bt ng sn ca cng ty nhm phc v cho mc ch chnh l vay
vn v cc mc ch khc.
Ph dch v thm nh gi tu thuc vo v tr v gi tr bt ng sn cn thm nh. V
d:
Cc bt ng sn nm cc qun trung tm thnh ph nh qun 1, 2, 3,4,5ph dch v
c th c c tnh nh sau:
Gi tr hp ng
Di 200triu
T 200 - < 500 triu

S hp ng thc hin/thng
10

Ph
2.000.000
0.3%

n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

15

T 500 tr - < 1t
T 1 t - < 10t
T 50 t - < 100 t

100
40
-

0.2%
0.1%
0.05%

i vi cc bt ng sn cc vng ven thnh ph nh cc huyn bnh chnh, c chi,

hoc mnv cc tnh ln cn th mc ph cng ty a ra s cng thm ph ph i li,
xng xe cng ty s c bn gi ph dch v cho tng loi bt ng sn cn thm nh
theo tng v tr v tng loi gi tr khc nhau trn trang web cng ty. Doanh thu ca mng
dch v ny c th c c tnh nh sau:
Mi thng c tnh c 150 lc nhu cu cn thm nh. Trong , nhu cu thm nh
vay vn ngn hng chim 80% v cc nhu cu khc l 20%
Ph thm nh cho nhu cu vay vn ngn hng c tnh trung bnh 2.000.000/ln thm
nh
Ph thm nh cho nhu cu khc c tnh trung bnh 4.000.000 /ln thm nh
Doanh thu: 150*0.8*2.000.000 + 150*0.2*4.000.000 = 360.000.000/thng
4.

Doanh thu t dch v php l nh t ( mua bn sang nhng, cm c

th chp, hp thc ha nh t, xin php sa cha, xy dng, th tc hon cng, di

sn th k)
Mc ph trung bnh: 2.000.000/1 b h s.
Mi thng c tnh c 20 b h s c gii quyt
Doanh thu c tnh 2.000.000 * 20 = 40.000.000
5.

Doanh thu t xy nh cho KH tr gp trn gi

Cng ty ch ng lin kt vi cc cng ty xy dng v ngn hng p ng nhu cu

ny cho khch hng.
Doanh thu ty thuc vo gi tr xy dng ca cn nh. Nhu cu vay tin xy c cn
nh m chi ph xy dng t 100 500tr (trung bnh 250tr/cn) l rt ln.
c tnh mi thng c 20 hp ng . Li sut th trng l 12%/nm.
Trong ph hoa hng m cng ty c c t vic cung cp khch hng cho cc cng ty
xy dng v ngn hng l 0%.
Doanh thu t hot ng ny l: (20 * 250.000.000 * 1%)*20% = 10.000.000/ thng
n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

16

6.

Doanh thu t hot ng tn dng trang tr ni tht

Doanh thu ny cng ty c c cng nh lin kt vi cc ngn hng

Doanh thu ny ty thuc vo s tin m KH vay s dng cho mc ch trn.
Nu KH vay tin trang tr ni tht l nh dn dng: s tin vay khong 20 50tr (TB
35tr/cn) sp loi A
Nu KH l cc t chc kinh doanh nh: nh hng, khch sn, showroom, nh CNth s
tin vay khong 100tr 500tr (TB 300tr/cn) sp loi B
Mi thng c tnh c 10sp loi A, 5 sp loi B
Li sut th trng 12%/nm
Trong hoa hng ph thu c l 20%
Doanh thu c tnh: (35tr * 10 + 300tr * 5) * 1% 8 * 20% = 3.700.000/thng
Tng doanh thu t dch v nh t:
B =(1) + (2) + (3) + (4) + (5) + (6)
= 130.000.000 + 15.700.000 + 360.000.000 + 40.000.000 + 10.000.000 +3.700.000
= 559.400.000 VN/thng
Tng doanh thu ca ton cng ty
S=A+B
= 169.000.000 + 559.400.000 = 728.400.000 VN

PHN V: PHN TCH HIU QU KINH T CA D N

1.

Bng c tnh doanh thu trong 01 nm:

DOANH THU T CC LINH VUC KINH DOANH CUA CONG TY

STT
LINH VC
DT/THNG
DT/NM
1
A. SN GIAO DCH
Qung co, nhn ky gi BS, rao bn,
2
3

cho thu
Mi gii BS
Qung co cho cc d n ln, cao c vn

12,000,000
154,000,000

144,000,000
1,848,000,000

4
5
6

phng
B.DCH V NH T
Hoa hng t vic cung ng vt liu xy

3,000,000

36,000,000
1,560,000,000

130,000,000

n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

17

dng
Hoa hng t hot ng t vn -thit k thi
7
8
9

cng
Thm nh gi ti sn, bt ng sn
Php l nh t
Hoa hng t hot ng xy nh,

15,700,000
360,000,000
40,000,000

188,400,000
4,320,000,000
480,000,000

10

cho khch hng tr gp

Hoa hng t hot ng tn dng trang tr

10,000,000

120,000,000

11
12

ni tht
TNG

3,700,000
728,400,000

44,400,000
8,740,800,000

2.

Hiu qu hot ng ca d n:

Qua kt qu phn tch trn, ch d n thy rng d n c th i vo hot ng th ch

d n phi u t mt s lng vn nh sau:
Vn u t ban u thnh lp cng ty:

844.000.000 VN

Vn u t hot ng trong 01 nm u:

3.316.120.000 VN

Cc khon chi ph d phng khc:

1.839.880.000 VN

Tng c tnh u t ban u l:

6.000.000.000 VN

Mc u t 6.000.000.000 VN (su t ng). y cng l mc vn php nh bt buc

i vi cc cng ty ng k ngnh ngh kinh doanh bt ng sn).
Vng i hot ng ca d n l 10 nm vi cc bin ng v doanh thu v chi ph d
on nh sau:
1.

Bng c tnh doanh thu trong 10 nm hot ng:

BNG C TNH TC TNG DOANH THU TRONG 10 NM

Tc

tng
Nm

so vi nm u

Doanh thu
8,

740,800,000
8,

2%

915,616,000
9,

3%

003,024,000
9,

5%

177,840,000

n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

18

9,
5

5%

177,840,000
9,

7%

352,656,000
9,

7%

352,656,000
9,

10%

614,880,000
9,

10%

614,880,000
9,

10

2.

10%

614,880,000

Bng c tnh chi ph trong 10 nm hot ng

TC TNG CHI PH TRONG 10 NM

TC

TNG
NM
1
2
3
4
5
6
7
8
9
10

SO VI NM U
15%
15%
20%
30%
30%
40%
25%
27%
30%

CHI PH
3,316,120,000
3,813,538,000
3,813,538,000
3,979,344,000
4,310,956,000
4,310,956,000
4,642,568,000
4,145,150,000
4,211,472,400
4,310,956,000

Do c li th t ngun vn u t thc hin d n hon ton l ngun vn ch s hu,

chi ph u t ban u khng ln, ch yu l chi ph lng nhn vin nn hiu qu ca
d n mang li tng i cao vi hin gi thu nhp thun ca d n c tnh l NPV =
9.590.289.383
V sut sinh li ni b ca d n l IRR = 45%.
( Bng c tnh hiu qu kinh t nh km)
PHN VI: KT LUN V KIN NGH
n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

19

Kt Lun: Qua kt qu phn tch trn chng ta thy rng d n l hon ton kh thi v
mang li hiu qu kinh t cao. Cng vi i ng nhn vin giu kinh nghim, nhit tnh
v nng n. Vi cc sn phm dch v phong ph v a dng, ch trng vo nhng nhu
cu ang rt cp thit hin nay l nhu cu vay vn cho hot ng sn xut kinh doanh
ca c nhn v doanh nghip. D n i vo hot ng gp phn gii quyt c nhu cu
ngy cng a dng ca khch hng, mang li hiu qu kinh t cho doanh nghip ni ring
v mang li hiu qu kinh t cho t nc ni chung.
Kin ngh: Knh mong qu c ng v cc c quan c thm quyn xem xt, ph duyt
d n c th tin hnh ng nh k hoch ra.
TP.HCM ngy

thng

nm

Ch u T

n v t vn: Cng Ty C Phn T Vn u T Tho Nguyn Xanh www.lapduan.com.vn 0918755356

20