Thuyet Minh DA Lien

THIT K MN HC
LP V PHN TCH D N U T
NHN XT CA GIO VIN HNG DN

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TP.H CH MINH, Thng 10 nm 2011
SVTH: H TH LIN LP 07CKT1
TRANG:
THIT K MN HC
THUYT MINH
....
D N U T XY DNG
KHU CAO C VN PHNG HTMC SAVICO
a im: S 9, ng V Vn Ngn,Qun Th c, TP H Ch Minh.
....
PHN M U
....
C S L LUN NHNG VN V U T XY DNG
I. VAI TR CA U T XY DNG
1. Khi nim:
u t l s b vn to nn cng nh khai thc s dng mt sn phm no
( c th di dng vt cht nh nh xng d tr vt thoc l di dng ti
TRANG:
THIT K MN HC
chnh c phiu, cc chng t c gi tr do vn vay ) v cc ti sn ny c c tnh l c

th sinh li dn hay tha mn mt nhu cu nht nh no cho ngi b vn trong
mt thi gian nht nh trong tng lai.
2. Vai tr ca u t xy dng:
u t xy dng gn lin vi s dng t ai, lin quan ti a im xy dng,
quy hoch mi trng. Vai tr v nhim v ca ngnh xy dng c th thy r cc
lp lun sau:
Ngnh xy dng l mt trong nhng ngnh kinh t ln ca nn kinh t quc
dn, ng vai tr ch cht khu cui cng ca qu trnh sng to nn c s
vt cht-k thut v ti sn c nh ( xy dng cng trnh v lp t thit b,
my mc vo cng trnh) cho mi lnh vc hot ng ca x hi di mi hnh
thc ( xy mi, ci to, sa cha, nng cp v hin i ha ti sn c nh).
Ngnh xy dng trc tip to ra ca ci, vt cht (cng trnh) cho cc ngnh
kinh t quc dn t hng cho cc ngnh kinh t quc dn tn ti v pht
trin.
Xy dng ng vai tr iu tit c mi lin h pht sinh trong nn kinh t
thng qua cc hot ng u t xy dng:
o Mi quan h gia pht trin kinh t trung ng vi a phng
o Mi quan h gia pht trin cng nghip vi nng thn
o Mi quan h gia pht trin kinh t vn ha x hi,an ninh quc
phng.
o Mi quan h gia pht trin cng ngh, dch v
- Cc cng trnh xy dng lun c ngha kinh t, k thut, vn ha, ngh thut
v x hi tng hp. Mt cng trnh mi c xy dng l kt tinh ca thnh qu
khoa hc-k thut v ngh thut ca nhiu ngnh thi im ang xt v n li
c tc dung gp phn m ra mt giai on pht trin mi tip theo cho t
nc.
- V vy u t xy dng c tc dng quan trng i vi tc tng trng kinh
t, y mnh pht trin khoa hc k thut, gp phn nng cao i sng vt cht
v tinh thn cho nhn dn, gp phn pht trin vn ha ngh thut kin trc, c
tc ng n mi trng sinh thi.
Lnh vc sn xut trc tip to ra ca ci vt cht hot ng ca cc doanh
nghip trong xy dng. i vi cc nc ang pht trin th ng gp ca
ngnh xy dng chim GDP kh ln.
Xy dng to ra sn phm cui cng l mt cng trnh xy dng li l sn phm
tng hp mang ngha rt ln: vn ha x hi chnh tr - an ninh quc
phng.
- Ngnh xy dng chi ph mt ngu vn kh ln ca quc gia v x hi. Nhng
sai lm trong ngnh u t xy dng thng gy nn thit hi kh ln kh c
th sa cha trong nhiu nm.
Xy dng thng xuyn qun l v s dng mt khi lng rt ln v vn lao
ng, vt t, thit b nn vic qun l vn xy dng tt hay xu c bit l
khu chin lc v mc tiu u t, nh hng rt ln n hiu qu kinh t
mang li.Trong nhiu ngnh kinh t Vit Nam, vai tr ca nhp khu kh
TRANG:
THIT K MN HC
ln.Ring i vi ngnh xy dng, phn t lm trong nc khi xy dng cng

trnh chim kh ln thng qua phn phi vt liu xy dng v phn nhn cng
xy lp.
- C nhiu cng vic xy dng buc phi thc hin bng vt t v nhn cng
trong nc mi c hiu qu(ngay c i vi ch u t l ngi nc ngoi).
Do ngnh xy dng cn c nhim v quan trng l phi nng cao trnh t
lc gii quyt vn xy dng v phi m bo c lc lng c th cng
tc vi ch u t nc ngoi, khng cc ch thu nc ngoi lng on th
trng trong nc i vi cc cng trnh ca ch u t nc ngoi Vit
Nam.
I. D N U T V VAI TR CA D N TRONG QUN L U T V
XY DNG
1. Khi nim :
D n u t l mt tp hp cc xut c lin quan n vic b vn to
mi, m rng hoc ci to nhng c vt cht nhm t c s tng trng
v s lng hoc duy tr ci tin nng cao cht lng ca sn phm hoc dch
v trong khong thi gian xy dng nht nh.
D n u t l mt tp hp cc bin php c cn c khoa hc v c s php l
c xut v cc mt k thut cng ngh t chc sn xut, ti chnh kinh t
x hi lm c s cho vic quyt nh b vn u t vi hiu qu ti chnh
em li cho doanh nghip v hiu qu kinh t x hi em li cho quc gia v x
hi.
2. Vai tr ca d n u t :
D n u t l cn c cc cp c thm quyn xem xt nn hoc khng nn
u t vo d n .
D n u t c ph duyt l cn c php l cp giy php u t, l
cn c trin khai cc cng on tip theo nh : kho st, thit k, xy
dng
D n u t c xem nh bn k hoch, l cn c so snh vi thc t. T
gip ch u t c bin php gii quyt nhng vng mc.
L cn c ch u t d tr khon chi ph, cc khon doanh thu khc c
k hoch s dng cc li ch to ra mt cch hp l.
L c s t ra theo yu cu nhim v cho bn thit k tun theo nh :qui m,
cng sut, cp hng cng trnh, mc vn u t . . Trong , mc vn
c ph duyt c xem l mc ti a ch u t thc hin tng chi ph
khng vt qu mc khng ch ny.
D n u t gp phn xy dng c s vt cht k thut, ngun lc mi cho
pht trin.
D n u t gii quyt quan h cung cu v sn phm, dch v trn th
trng, cn i mi quan h gia sn xut v tiu dng trong x hi.
Gp phn nng cao vt cht, tinh thn cho nhn dn, ci tin b mt kinh t x
hi ca t nc.
Vai tr d n u t i vi ch u t:
TRANG:
THIT K MN HC
D n u t gip ch u t thy r qui m d n v qun l d n v mi

phng din: vn, vt t, nhn cngmt cch khoa hc c th hn trong qu
trnh u t cho cng trnh ca d n.
D n u t l phng thc kinh doanh ca ch u t nhm to ra li nhun
cho chnh ch u t, to ra ngun vn cho pht trin sau ny ca doanh nghip
trong tng lai ng thi cng l phng thc ng gp ngn sch nh nc
ngy cng giu mnh hn tin ln cng nghip ha, hin i ha t nc.
Vai tr d n u t i vi c quan qun l nh nc:

- D n u t c lp theo qui nh hin hnh ca nh nc l cn c trnh
duyt cp c thm quyn, nu c ph duyt th l c s quyt nh u t v
thng qua d n u t nh nc kim sot c ton din cc mt lin quan ti
thc hin d n nh vic s dng t ai, v sinh mi trng, qui hoch v
kim sot kha cnh v mt x hi tong d n.
- Vn thu ht lao ng, to cng n vic lm, tr lng cho d n. Thng qua
d n nh nc cn trc tip kim sot hiu qu ti chnh d n mang li. c
bit i vi cc d n u t bng ngun vn nh nc, thng qua cc d n
nh nc qun l c hiu qu kinh t ti chnh ca d n ngha l hiu qu
kinh t ti chnh vn u t.
III. GII THIU D N
1. Tn d n v ch u t:
o Tn d n : Cao c Vn Phng HTMC SAVICO
- a im : S 9, ng V Vn Ngn, Qun Th c, Thnh
Ph H Ch Minh.
o Tn ch u t : Cng Ty Qun L Kinh Doanh Nh Thnh Ph
- a im : S 49 Trn Quc Tho, phng 6, qun 3, thnh ph
H Ch Minh.
- S in thoi : 08.8222134 08.8222151 Fax : 08.8298585
- Thnh lp theo quyt nh s: 5259/Q-UB-KT ngy 26/09/1997
ca UBND thnh ph H Ch Minh.
- Ngnh ngh kinh doanh : Qun l v kinh doanh nh.
2. Qui m d n:
Thit k khu cao c vn phng ng b gm :
- Cao c vn phng : 5 tng
- php trong l gii, ch yu c dng xe.
- Tng 1 : snh chnh ca ta nh vo t ng V Vn Ngn,
ngoi khu ph v sinh, thang my, thang b, din tch cn li kinh
doanh, dch v v qun l chung ca ta nh.
- Tng 2 n tng 5 ngoi din tch v sinh, cu thang b, thang
my, snh tng din tch cn li s dng lm vn phng.
- Din tch trong l gii : 1.345 m2
- Din tch khu t: 2.500 m2
- Din tch xy dng : 1000 m2
- Din tch sn xy dng : 5000 m2
- Din tch vn phng cho thu : phng n 1: 3.500 m2
Phng n 2: 4.200m2
TRANG:
THIT K MN HC
Din tch giao thng : 586 m2

Th tch san nn: 673 m3
BNG THNG K DIN TCH

STT
1
5
NI DUNG
Tng 1-5:
1000/tng
Tng cng
DT XY
DNG
DT S
DNG
DT
THU
m2
m2
5.000
5.000
3500
3.500
3500
3.500
GHI CH
PHN TH NHT
....
MT S L LUN V LP V PHN TCH D N
U T XY DNG
I. NI DUNG CA D N U T XY DNG THEO QUY NH CA
NH NC
TRANG:
THIT K MN HC
Cn c vo ngh nh 12/2009/N-CP ngy 12/2/2009v qun l d n u t

xy dng cng trnh. Cn c ngh nh 112/2006/N-CP ngy 29/9/2006 v sa i b
sung mt s iu ca ngh nh s 16/2005/N-CP v qun l d n u t xy dng
cng trnh. Cn c ngh nh 112/2010/N-CP qun l chi ph u t xy dng cng
trnh
1. Tm tt ni dung ca d n u t xy dng theo ngh nh s 16/2005/NCP:
Ngh nh ny hng dn thi hnh Lut Xy dng v lp, thc hin d n u t
xy dng cng trnh; hp ng trong hot ng xy dng; iu kin nng lc ca t
chc, c nhn lp d n u t xy dng cng trnh, kho st, thit k, thi cng xy
dng v gim st xy dng cng trnh.
Ni dung Bo co u t xy dng cng trnh bao gm:
a) S cn thit phi u t xy dng cng trnh, cc iu kin thun li v kh
khn; ch khai thc v s dng ti nguyn quc gia nu c;
b) D kin quy m u t: cng sut, din tch xy dng; cc hng mc cng trnh
bao gm cng trnh chnh, cng trnh ph v cc cng trnh khc; d kin v a im
xy dng cng trnh v nhu cu s dng t;
c) Phn tch, la chn s b v cng ngh, k thut; cc iu kin cung cp vt t
thit b, nguyn liu, nng lng, dch v, h tng k thut; phng n gii phng mt
bng, ti nh c nu c; cc nh hng ca d n i vi mi trng, sinh thi, phng
chng chy n, an ninh, quc phng;
d) Hnh thc u t, xc nh s b tng mc u t, thi hn thc hin d n,
phng n huy ng vn theo tin v hiu qu kinh t - x hi ca d n v phn k
u t nu c.
Ni dung phn thuyt minh ca d n:
1. S cn thit v mc tiu u t; nh gi nhu cu th trng, tiu th sn phm i
vi d n sn xut; kinh doanh hnh thc u t xy dng cng trnh; a im xy dng,
nhu cu s dng t; iu kin cung cp nguyn liu, nhin liu v cc yu t u vo
khc.
2. M t v quy m v din tch xy dng cng trnh, cc hng mc cng trnh bao
gm cng trnh chnh, cng trnh ph v cc cng trnh khc; phn tch la chn
phng n k thut, cng ngh v cng sut.
3. Cc gii php thc hin bao gm:
a) Phng n gii phng mt bng, ti nh c v phng n h tr xy dng h
tng k thut nu c.
b) Cc phng n thit k kin trc i vi cng trnh trong th v cng trnh
c yu cu kin trc.
TRANG:
THIT K MN HC
c) Phng n khai thc d n v s dng lao ng.

d) Phn on thc hin, tin thc hin v hnh thc qun l d n.
4. nh gi tc ng mi trng, cc gii php phng, chng chy, n v cc yu
cu v an ninh, quc phng.
5. Tng mc u t ca d n; kh nng thu xp vn, ngun vn v kh nng cp
vn theo tin ; phng n hon tr vn i vi d n c yu cu thu hi vn; cc ch
tiu ti chnh v phn tch nh gi hiu qu kinh t, hiu qu x hi ca d n.
Ni dung thit k c s ca d n:
1. Ni dung phn thit k c s ca d n phi th hin c gii php thit k
ch yu, bo m iu kin xc nh tng mc u t v trin khai cc bc thit
k tip theo, bao gm thuyt minh v cc bn v.
2. Thuyt minh thit k c s c trnh by ring hoc trnh by trn cc bn v
din gii thit k vi cc ni dung ch yu sau:
a) Tm tt nhim v thit k; gii thiu tm tt mi lin h ca cng trnh vi quy
hoch xy dng ti khu vc; cc s liu v iu kin t nhin, ti trng v tc ng;
danh mc cc quy chun, tiu chun c p dng.
b) Thuyt minh cng ngh: gii thiu tm tt phng n cng ngh v s cng
ngh; danh mc thit b cng ngh vi cc thng s k thut ch yu lin quan n thit
k xy dng.
c) Thuyt minh xy dng:
- Khi qut v tng mt bng: gii thiu tm tt c im tng mt bng, cao
v to xy dng; h thng h tng k thut v cc im u ni; din tch s dng
t, din tch xy dng, din tch cy xanh, mt xy dng, h s s dng t, cao
san nn v cc ni dung cn thit khc.
- i vi cng trnh xy dng theo tuyn: gii thiu tm tt c im tuyn cng
trnh, cao v ta xy dng, phng n x l cc chng ngi vt chnh trn
tuyn; hnh lang bo v tuyn v cc c im khc ca cng trnh nu c.
- i vi cng trnh c yu cu kin trc: gii thiu tm tt mi lin h ca cng
trnh vi quy hoch xy dng ti khu vc v cc cng trnh ln cn; tng ca phng
n thit k kin trc; mu sc cng trnh; cc gii php thit k ph hp vi iu kin kh
hu, mi trng, vn ho, x hi ti khu vc xy dng.
- Phn k thut: gii thiu tm tt c im a cht cng trnh, phng n gia c
nn, mng, cc kt cu chu lc chnh, h thng k thut v h tng k thut ca cng
trnh, san nn, o p t; danh mc cc phn mm s dng trong thit k.
- Gii thiu tm tt phng n phng chng chy, n v bo v mi trng.
TRANG:
THIT K MN HC
- D tnh khi lng cc cng tc xy dng, thit b lp tng mc u t v

thi gian xy dng cng trnh.
3. Cc bn v thit k c s bao gm:
a) Bn v cng ngh th hin s dy chuyn cng ngh vi cc thng s k
thut ch yu;
b) Bn v xy dng th hin cc gii php v tng mt bng, kin trc, kt cu, h
thng k thut v h tng k thut cng trnh vi cc kch thc v khi lng ch yu,
cc mc gii, to v cao xy dng;
c) Bn v s h thng phng chng chy, n.
4. i vi cc d n u t xy dng cng trnh c mc ch sn xut kinh doanh
th tu theo tnh cht, ni dung ca d n c th gim bt mt s ni dung thit k c s
quy nh ti khon 2 iu ny nhng phi bo m yu cu v quy hoch, kin trc, xc
nh c tng mc u t v tnh ton c hiu qu u t ca d n.
2. Cc vn bn php lut hin hnh:
- Cn c Ngh nh s 16/2005/N-CP ngy 07/02/2005 ca Chnh ph v qun
l d n u t xy dng cng trnh ; Ngh nh s 112/2006/N-CP ngy
29/09/2006 ca Chnh ph v sa i, b sung mt s iu ca Ngh nh s
16/2005/N-CP v qun l d n u t xy dng cng trnh ;
- Cn c Ngh nh s 99/2007/N-CP ngy 13/06/2007 ca Chnh ph v qun
l chi ph u t xy dng cng trnh.
- Cn c Ngh nh s 112/2010/N-CP
- Thng t 02/2007/TT-BXD ngy 14/2/2007 ca bXD v hng dn mt s ni
dung v lp, thm nh, ph duyt d n u t xy dng cng trnh, giy php
xy dng v t chc qun l d n u t xy dng cng trnh quy nh ti ngh
nh 16/2005/N-CP ngy 07/02/2005 v ngh nh 112/2006/N-CP ngy
29/09/2006 ca chnh ph.
- Quyt nh 957/Q-BXD ngy 29/09/2009 ca b trng b xy dng hng
dn p dng nh mc chi ph qun l d n v t vn u t xy dng cng
trnh.
II. PHNG PHP LUN NH GI HIU QU TI CHNH, AN TON

TI CHNH V NHY TI CHNH CHO D N
NHM CH TIU NG
CH TIU HIU S THU CHI QUY V HIN TI
1. Khi nim:
Ch tiu hiu s thu chi quy v thi im hin ti cn gi l hin gi ca thu
chi, hin gi ca thu nhp rng. l mt ch tiu kinh t tng hp dng phn
tch nh gi hiu qu ti chnh ca d n hoc cng c th dng phn tch kinh
t-x hi. N biu hin gi tr tng ng ca h s cc khon thu nhp vi cc
khon chi ph c tnh t gc hin ti 0.
TRANG:
THIT K MN HC
2. Xc nh s ng gi (c hiu qu) ca mi phng n:

Theo phng n ny, mt phng n c gi l ng gi khi tha cc
iu kin sau :
n
NPV =
t =1
Bt Ct
0
(1 + r ) t
Vi :
Bt l khon thu cc nm t, bao gm :
- Doanh thu bn sn phm nm t cha tr thu( khng c VAT)
- Gi tr thu hi khi thanh l ti sn
- Vn lu ng b ra ban u, thu hi ci d n
Ct l khon chi cc nm t bao gm :
- u t cho ti sn c nh
- Vn lu ng b ra ban u
- Chi ph vn hnh hot ng sn xut ( khng bao gm khu
hao, li vay, VAT)
n: Tui th ca phng n u t hoc thi k tnh ton
r: Li sut ti thiu chp nhn c .
Trng hp tch ring chi ph ra khi Ct v tch ring doanh thu ra khi
Bt , lc :
n
NPV = V0 +
t =1
Bt Ct
G
+
0
t
(1 + r ) (1 + n ) n
G: gi tr thu hi thanh l ti sn cui i d n.

au t nhieu lan.
n
Vk
Dt Ct m Gdk
Gdn
+
+
+
Tk
t
Tk
(1 + n ) n
k =1 (1 + r )
t =1 (1 + r )
k =1 (1 + r )
n1
NPV =
K = 1m
m: La so lan au t
So sanh la chon phng an tot nhat: NPV 0 va NPV
Max
Trng hp dong li ch va dong chi ph la eu
NPV = (Bt - Ct) - V*
r * (1 + r )^ n
r
+ SV*
(1 + r )^ n 1
(1 + r )^ n 1
Cach dung:
- anh gia d an au t oc lap:
TRANG:
THIT K MN HC
+ NPV 0: d an ang gia au t

+ NPV < 0: d an khong ang gia au t
So sanh phng an au t loai tr nhau:
=> Tnh NPV cua tng phng an roi so sanh vi nhau.
Phng an c la chon phai thoa man ong thi 2 ieu
kien:
+ NPVchon 0
+ NPVchon = max
u, nhc im ca phng n ny:
u im :
- C tnh n s bin ng ca cc ch tiu theo thi gian, tnh ton
hiu qu bao trm cho c d n
- C tnh n gi tr tin t theo thi gian
- C tnh n trt gi v lm pht thng qua vic iu chnh ch
tiu Ct, Bt v r
- C tnh n nhn t ri ro ty theo mc tng gim ca ch tiu
sut thu li ti thiu r
- Kt hp c hai ch tiu li nhun v an ton(thi hn thu hi
vn)
- Tnh ton n gin hn cc ch tiu ng khc, l c s tnh ton
cc ch tiu ng khc
- C th so snh cc phng n c vn u t khc nhau m khng
cn tnh ton iu chnh
- L ch tiu u tin khi la chn phng n tt nht
Nhc im :
- Ch m bo kt qu chnh xc trong iu kin th trng vn
hon ho, mt iu kh m bo trong thc t
- Kh d bo ch tiu chnh xc cho c i d n
- Kt qu la chn phng n ph thuc vo ln ca sut ch
tiu thu li ti thiu, vic xc nh ch tiu ny rt phc tp
- Hiu qu tnh ton di dng s tuyt i nn khng bit mc li
sut t c l bao nhiu.
PHNG PHP DNG CH TIU SUT THU LI NI

TI NH GI
1. Khi nim :
Sut thu li ni ti l mc thu li trung bnh ca ng vn c tnh theo kt
s cn li ca vn u t u cc thi on ca dng tin t do ni ti ca phng n
m suy ra, vi gi thit l cc khon thu c trong qu trnh khai thc d n u c
em u t li vi sut thu li ni ti ( IRR) ca d n ang cn tm.
TRANG:
THIT K MN HC
Bt Ct
=0
t
t = 0 (1 + IRR )
n
NPV =
2. Xt s ng gi ca mi phng n:
Mt phng n c coi l ng gi khi tr s IRR tha iu kin : IRR r
Trong r : sut thu li ti thiu chp nhn c
Tr s IRR c tnh theo cng thc :
NPV 1
IRR = IRR1 + ( IRR 2 IRR1)
NPV 1 + NPV 2
o chnh xac cua IRR cang cao khi IRR 1 va IRR2 cang
gan nhau.
So sanh phng an au t loai tr nhau:
Xet ve tuoi tho phng an:
Trng hp 1:giong nhau ve tuoi tho -> khong phai x ly
Trng hp 2: Cac phng an au t khac nhau ve tuoi tho
=> Phai x ly s khac nhau ve tuoi tho bang cach chon
thi ky phan tch d an la boi so chung nho nhat cua
cac tuoi tho.
Xet ve quy mo au t:
Trng hp 1: Cung quy mo au t
=> Tnh IRR cua tng phng an roi so sanh vi nhau.
Phng an c la chon phai thoa man ong thi 2 ieu
kien:
. IRRchon r
. IRRchon = max
Trng hp 2: Khac quy mo au t
* So sanh 2 phng an:
Bc 1: Xet s ang gia cua phng an von be bang
cach tnh IRR cua phng an von be.
Neu IRRvon be < r => khong ang gia => loai bo
Neu IRRvon be r => ang gia => chuyen sang bc 2
Bc 2: Lap dong tien te cua gia so au t bang
cach lay dong tien te cua phng an von ln tr
dong tien te cua phng an von be.
Bc 3: Tnh IRRv cua gia so au t
Bc 4: Chon phng an
TRANG:
THIT K MN HC
Neu IRRv < r => gia so au t khong ang gia => chon
phng an von be.
Neu IRRv r => gia so au t ang gia => chon phng
an von ln.
* So sanh ong thi nhieu phng an:
Bc 1: Sap xep cac phng an theo th t tang dan
ve quy mo au t.
Bc 2: Chon phng an c s bang cach xem xet d
ang gia cua phng an th nhat. Neu IRR1 < r
(khong ang gia) => loai.
Chuyen sang tnh IRR2... Tng t nh vay cho en khi tm
c phng an th n co IRR n r. Khi o, phng an th n
la phng an ang gia au tien tm c. Ta chon phng
an n lam phng an c s.
Bc 3: So sanh phng an th (n+1) vi phng an n
bang cach xet s ang gia cua dong tien gia so
au t.
Neu dong tien gia so au t khong ang gia th loai bo
phng an(n+1), gi nguyen phng an n lam phng an c
s. Roi so sanh tiep vi phng an (n+2).
Neu dong tien gia so au t ang gia th loai bo phng
an n va chon phng an (n+1) lam phng an c s. Roi so
sanh tiep vi phng an (n+2).
Tiep tuc nh vay cho en khi xet en phng an cuoi
cung.
u, nhc iem:
u iem:
- Co tnh en s bien ong cua cac ch tieu theo thi
gian va tnh toan cho ca i d an.
- Hieu qua c bieu dien di dang so tng oi va so
vi mot ngng hieu qua cho phep (ch tieu r).
- Co the tnh en nhan to trt gia va lam phat bang
cach thay oi cac ch tieu cua dong tien te va suat thu
li toi thieu r.
- Thng c dung pho bien trong kinh doanh.
- Giup la chon c phng an tot nhat theo ca hai ch
tieu IRR va NPV trong cac ieu kien nhat nh.
Nhc iem:
TRANG:
THIT K MN HC
- Phng phap dung ch tieu IRR ch cho ket qua chnh xac
vi ieu kien th trng von la hoan hao, mot ieu kien
kho am bao trong thc te.
- Phng an nay nang cac d an can t von au t,
ngan han, co mc doanh li ong von cao so vi cac d
an tuy von au t ln, dai han, co mc doanh li ong
von thap nhng NPV cao neu ch da vao ch tieu IRR e
la chon phng an.
- Viec xac nh tr so IRR tng oi phc tap, nhat la oi
vi dong tien te oi dau nhieu lan.
PHNG PHP NH GI AN TON V TI CHNH CA D
N U T
1. an ton v ngun vn:

m bo v an ton v ngun vn cn phn tch cc mt sau:
-
Cc ngun vn c th huy ng c, kh nng ti a v ti thiu c th huy

ng c ca cc ngun vn. Cc ngun vn ca mt d n c th l : vn t
tch ly ca doanh nghip, vn gp c phn hay lin doanh, vn do doanh
nghie6op5 i vay ca nh nc, vn t ngn sch nh nc, vn ng gp ca
dn, vn t nc ngoi.
Tnh m bo v php l ca cc d n.
Uy tn ca cc c quan bo m cho vic vay mn vn v cc t chc m gii
trung gian
hp dn ca d n i vi cc t chc cho vay vn hay ng gp c phn
Cc iu kin cho vay vn, hnh thc nhn vn, thanh ton, tr n, li sut, hnh
thc ngoi t v t gi hi oi
Tnh hnh th trng vn gia cung v cu n nh hay khng n nh, tnh
trng lm pht.
2.Xc nh im ha vn ca d n:
- Xuat phat t ly thuyet phan tch hoa von, ngi ta
thng s dung phan tch iem hoa von lai, e nh gia
o an toan ve tai chnh cho d an.
- iem hoa von lai lo la tai o doanh thu ban hang va
u trang trai cac ci ph bat bien, chi pha kha bien trong
qua trnh hoat ong va li nhuan bang 0.
- Tai iem hoa von doanh thu hoa von c xac nh theo
cong thc.
Dh =
F
1
B
D
TRANG:
THIT K MN HC
- San lng hoa von cua d an (khi d an san xuat mot

loai san pham co gia ban co nh).
Sh =
Dh
F
=
G G b
- Mc hoat ong hoa von (khi d an san xuat nhieu loai

san pham).
Mh =
Dh
x100%
D max
Trong o:
Dh: Doanh thu hoa von tnh bang (ong) cua nam tnh toan.
Sh: San lng hoa von tnh theo san pham hien vat (tan,
vien).
Mh: Mc hoat ong hoa von tnh theo % so vi doanh thu khi
at toan bo cong suat thiet ke.
D: Doanh thu tieu thu san pham trong nam tnh toan.
G: Gia ban cua mot n v san pham.
B: Tong chi ph kha bien e san xuat san phamcua nam
tnh toan.
b: Chi ph kha bien tnh cho mot n v san pham.
Dmax: Doanh thu ln nhat khi khai tac het toan bo cong suat
thiet ke.
F: Tong chi ph bat bien e san xuat san pham cua nam
tnh toan.
- o th xac nh iem hoa von (d an san xuat mot
loai san pham co gia ban co nh) nh sau:
TRANG:
THIT K MN HC
A: iem
hoa von
+: mien
d an
san xuat
co lai (li
nhuan
dng
-: Mien d
an san
xuat b lo
(li nhuan
am)
TC: Tong
chi ph cua
nam tnh
toan
doanh thu, chi ph
+
Dh
Tc = F+bxS
B=bxS
F = const
D=GxS
Sh
Smax
San lng
(s)
Van dung e phan tch an toan cho d an.

Khi
Dh Min va Sh hoac Mh Min
Ket luan: D an co o an toan cao. Theo kinh nghiem

cua cac nha phan tch cho rang: M h 30% th o an toan
cua d an la cao, Mh 60% th o an toan cua d an la
thap.
Ngi ta con s dung khai niem hanh lang an toan e
phan tch o an toan ve tai chnh cho d an. Hanh lang an
toan la khoang chenh lech gia mc hoat ong ong100%
cong suat thiet ke va mc hoat ong hoa von theo tnh
toan.
Khi hanh lang an toan = (100% - Mh%) Max.
Ket luan: d an co o an toan cao.
3.Kh nng tr n ca d n:
Trong kinh te th trng, cac nha au t vay von e au
t cung la giai phap san se rui ro, do o can phai chu
trong phan tch kha nang tra n cua d an.
+ Phan tch kha nang tra n co the thc hien thong qua
phan tch he so co kha nang tra n hang nam hoac thi
han co kha nang tra n cua d an.
+ He so tra n hang nam la ty so gia nguon tai chnh
huy ong t d an trong tng nam van hanh so vi n
phai tra trong tng nam van hanh.He so kha nang tra
n cua tng nam (Knt) c tnh toan nh sau:
TRANG:
THIT K MN HC
K nt =
Bnt
Ant
Trong o:
Knt: He so kha nang tra n cua nam t.
Bnt: Nguon tai chnh huy ong t d an nam t e tra n
bao gom: Khau hao cac tai san co nh, tien dung cho lai
trong van hanh, li nhuan rong tnh ra cho tra n.
Ant: so n phai tra nam t bao gom tra n goc va tra
n lai.
Khi
Kn > 1 va Knt Max
Ket luan: D an co kha nang tra n cao, do o o an

taon cho d an cang cao.
Theo kinh nghiem cua cac nha phan tch th: K nt =
2 4
th
1 1
kha nang tra n la vng chac.

Thi han co kha nang tra n cua d an la thi gian
can thiet e d an tra xong n nh hy ong nguon tai
chnh cua d an e tra n.
Xac nh thi han co kha nang tra n tng t nh lap
bang ke hoach tra n nhng cho ch tieu thi gian thay oi
khi nao so n can oi en cuoi nam bang 0 th xac nh
c thi han co kha nang tra n cho d an (Tn).
Khi
Tn < Tnq va Tn Min
Ket luan: D an co kha nang tra n cang cao, o an

toan cua d an cang cao.
Trong o:
Tnq thi han tra n quy nh thoa thuan vi ben cho vay.
4. Phan tch an toan theo thi han hoan von
Thi han hoan von la thi gian can thiet e bu ap so
von au t bo ra. Thi han hoan von co the tnh theo
cong thc dang tnh, hoac co the xac nh theo cong
thc dang ong nh sau:
th
Bt C t
(1 + r )
t =0
=0
Trong o:
Th thi han hoan von c tm ra bang phng phap tnh
th dan t phng trnh tren.
Khi
Th < Thq va Th Min
TRANG:
THIT K MN HC
Ket luan: d an co o an toan cang cao.

Trong o:
Thq thi han hoan von c quy nh trc.
5.Phng phap phan tch o nhay cho d an
o nhay cua d an la mc o thay oi cac ch tieu
hieu qua khi cho cac so lieu xuat phat dung trong phan
tch hieu qua thay oi va pha bat li mot so % nao o.
o nhay cua hieu qua
thc;
Hn =
(H n) c xac nh theo cong
H bt H
H bt
x100
Hn: Cang be th o nhay cang be va o an toan cang cao.

Hbt: Ch tieu hieu qua ang xet (NPV, IRR) c tnh
ieu kien bnh thng nh tnh toan ban au.
Hx: Ch tieu hieu qua ang xet (NPV, IRR) c tnh
ieu kien bat li so vi ieu kien tnh toan ban au.
Ngoai viec phan tch o nhay theo phng phap n gian
nh tren, ngi ta con ap dung phan tch o nhay co s
dung tnh toan xac suat da tren c s thay oi cac so
lieu xuat phat e phan tch hieu qua ve ca pha bat li
va pha co li oi vi d an.
- T ket qua phan tch o nhay se tm ra giai phap x ly
va cac kien ngh phu hp e han che cac nhan to gay
bat li cho d an.
III. PHNG PHP LUN PHN TCH NH GI HIU QU KINH T
X HI CA D N U T
1. Phan loai cac ch tieu li ch kinh te- xa hoi
a) Phan loai theo ban chat cac ch tieu
Cac ch tieu li ch cho toan bo nen kinh te quoc dan va
toan xa hoi (con goi la cac ch tieu li ch kinh te v mo)
- Cac ch tieu li ch kinh te v mo c xac nh bang
cach dan xuat n gian, v du nh ch tieu: gia tr san
pham hang hoa gia tang, mc ong gop cho ngan sach
nha nc.
- Cac ch tieu li ch kinh te co bao gom hoac khong bao
gom li ch cua doanh nghiep chu au t.
- Cac li ch kinh te phat sinh trc tiep va phat sinh cac
nganh lan can, nganh san xuat cua d an.
TRANG:
THIT K MN HC
- Cac li ch kinh te phat sinh trc tiep va cac li ch kinh

te do hieu qua xa hoi gay ra (v du nh nang cao trnh o
giao duc se lam cho nang suat lao ong trong san xuat
c nang cao do cai tao ieu kien moi trng se giam
thiet hai cho cac doanh nghiep, do moi trng o nhiem
gay ra).
- Cac ch tieu li ch kinh te c tnh theo nhom cac ch
tieu tnh va ong cho cac d annha nc lam chu au
t. ay ch tieu li ch thng c tnh ra do s so sanh
gia hai trng hp co va khong co d an.
Cac ch tieu li ch ve mat xa hoi
-Cac ch tieu li ch xa hoi noi bo cua d an va doanh
nghiep nh: mc cai thien ieu kien lao ong, an toan lao
ong, tien nghi s dung phng an thiet ke cong trnh cua
d an, mc tang thu nhap cho cong nhan cua doanh
nghiep do d an em lai, giai quyet nan that nghiep.
-Cac ch tieu li ch xa hoi ben ngoai cua d an nh:
mc cai thien moi trng song, gop phan giai quyet nan
that nghiep cho xa hoi cac nganh lan can, gop phan
vao s nghiep phat trien giao duc, y te, the thao, tang
chat lng tieu dung va cai thien c cau tieu dung cho
xa hoi.
b) Phan loai theo goc o phat sinh trc tiep va gian tiep
Cac li ch phat sinh trc tiep t d an
- V du nh: mc ong gop cho ngan sach nha nc, giai
quyet nan that nghiep, nang cao mc song cho ngi dan,
nang cao the chat, tinh than
Cac li ch phat sinh gian tiep bao gom
- Cac li ch phat sinh cac nganh san xuat au vao
cua d an
- Cac li ch phat sinh gian tiep cac nganh san xuat
co lien quan ti san pham au ra cua d an
- Cac li ch phat sinh gian tiep t li ch kinh te chuyen
thanh li ch xa hoi, ngc lai t li ch xa hoi chuyen
thanh li ch kinh te.
2. Cac phng phap phan tch li ch kinh te xa hoi
a) Phng phap phan tch li ch kinh te
Ch tieu mc ong gop cho ngan sach nha nc
TRANG:
THIT K MN HC
Mc ong gop cho ngan sach nha nc tnh theo so

tuyet oi vi n v o la tien te va cac khoan ong
gop khac.
Mc ong gop cho ngan sach nha nc tnh theo so
tng oi (ky hieu la K ):
K1 =
Md
V
K2 =
Md
G
M: mc ong gop hang nam tnh theo so tuyet oi.

V: von au t cua d an.
G: gia tr san pham trung bnh hang nam cua d an.
Cac ch tieu li ch kinh te khac
- S phu hp cua d an ti ng loi phat trien kinh te
xa hoi va ng loi chnh tr cua at nc.
- Gop phan cai thien c cau kinh te cua at nc, tang
cng tnh can oi cua nen kinh te.
- S phu hp cua d an oi vi li ch chung, li ch chien
lc, li ch lau dai, li ch nam au cua nen kinh te, tnh
chat vai tro on bay cua d an oi vi nen kinh te.
- Tang cng kha nang xuat khau.
- Tao ieu kien phat trien cho nen kinh te khac.
- Gop phan phat trien kinh te a phng ni thc hien
d an.
- Li ch kinh te do hieu qua xa hoi em lai.
b) Phng phap phan tch li ch xa hoi
Cac ch tieu hieu qua xa hoi phat sinh trong noi bo
d an
- Cac ch tieu bao am ieu kien moi trng lao ong
cua d an.
- Cac ch tieu cho phep ve nhiet o, o am, o on, o
thai chat oc hai.
- Cac ch tieu ve an toan lao ong.
- Cac ch tieu ve mc tien nghi trong van hanh va s
dung.
- Cac ch tieu ve tham my cong nghiep, kien truc
TRANG:
THIT K MN HC
- Cac ch tieu ve viec lam va thu nhap cho lao ong noi
bo d an va doanh nghiep nh: thu nhap bnh quan va
mc gia tang khi co d an, giai quyet nan that nghiep cho
doanh nghiep
Cac hieu qua phat sinh ben ngoai d an
-Tang them thu nhap va giai quyet nan that nghiep, tnh
toan cac nganh va lnh vc lan can cua d an
-Gop phan cai thien phan phoi theo thu nhap va phan
phoi phuc li cong cong bao am cong bang xa hoi
-Thay oi c cau xa hoi theo nghe nghiep va theo thu nhap
-Gop phan thoa man va cai thien chat lng tieu dung
cho xa hoi
-Cac hieu qua ve van hoa, giao duc, y te, the thao
PHN TH HAI
....
LP D N U T CNG TRNH SN XUT SN PHM HOC SN
PHM DCH V
( TIN KH THI HOC KH THI)
TRANG:
THIT K MN HC
CHNG I
NHNG CN C XC NH S CN THIT PHI U T
I. XUT X V CN C PHP L HNH THNH D N
1. Nhng cn c php l
-
Cn c thng bo s 104/TB-VP ngy 06/02/2007 ca vn phng hi ng nhn

dn - y ban nhn dn thnh ph v ni dung kt lun ca ng ch Ph ch tch
y ban nhn dn thnh ph Nguyn Hu Tn v phng n s dng nh, t 91
ng Pasteur qun 1.
Cn c cn bn s 2795/VP-T ca vn phng hi ng nhn dn - y ban nhn
dn thnh ph v vic quy hoch kin trc ti a im 91 Pasteur, qun 1 v s
8 ng Nguyn Vn Th, qun 1.
Cn c vn bn s 3578 ngy 04/12/2006 ca s quy hoch kin trc thnh ph
H Ch Minh v bo co xin kin v quy hoch kin trc ti 9 V Vn Ngn,
qun Th c.
Cn c vn bn s 1822/SQHKT-QHKTTT ngy 29/05/2007 ca s quy hoch
kin trc thnh ph v hng dn ch tiu quy hoch kin trc ti 9 V Vn
Ngn, qun Th c.
2. Xut x thc t ca d n
Thnh ph H Ch Minh l th ln nht Vit Nam, nm trong vng kinh t
trng im pha nam ( Thnh ph H Ch Minh ng Nai Bnh Dng B Ra
Vng Tu) l vng kinh t nng ng nht trong c nc hin nay. Trong qu trnh i
mi v hi nhp, tc pht trin ca H Ch Minh tng rt nhanh v t c
nhng thnh tu quan trng tr thnh trung tm kinh t nng ng nht nc. Cng
vi s pht trin hng lot cc cng ty TNHH, c phn, vn phng i din trong
nc v nc ngoi t pht trin, khin cho nhu cu v mt bng cho thu trong
giai on hin nay khan him li tr nn ngy cng khan him hn. S kin Vit
Nam chnh thc gia nhp WTO chc chn nhiu tp on kinh t t bn s t tin hn
khi gia nhp vo trung tm kinh t ln TP H Ch Minh v nhu cu v vn phng i
din s tng cao gp nhiu ln.
L mt cng ty c chc nng kinh doanh nh, chu s ch o ca y ban nhn
dn thnh ph vi cc cn c vn bn nu trn, cng ty tin hnh u t d n vn
phng CAO C VN PHNG HTMC SAVICO ti mt tin s 9 V Vn Ngn,
Qun Th c, TP H Ch Minh vi 2500 m2 ph hp quy hoch.
II. CC IU KIN T NHIN, TI NGUYN, KINH T X HI LIN
QUAN N D N
1. V tr :
Khu vc u t xy dng cng trnh c v tr l trung tm ca qun Th c.
2. Din tch :
Din tch khu t xy dng vn phng CAO C VN PHNG HTMC SAVICO
ph hp quy hoch : 2.500m2
TRANG:
THIT K MN HC
4. a hnh v hin trng s dng t:

a hnh khu t bng phng, nm trong quy hoch khu trung tm hnh chnh ca
thnh ph vi nhiu cng trnh xy dng.
Trc y l salon t. Do vic tho d xy dng vn phng l hp l.Nhng
cn c bin php tho d m bo an ton cho khu dn c k cn v y l khu vc
mt lu thng cao.
III. PHN TCH TH TRNG
San phm cua d an nay la cao c vn phng vi y u c s ha tng. y la san
phm co sc tiu thu manh vi no co cac u im thoa man nhu cu thi trng hin
nay:
Trong khng gian th v chin lc pht trin kinh t ca t nc th Qun
Th c c mt lu thng trn tuyn ng ny rt ln, v l ng chnh
ca trung tm qun.
Do vy, san phm cua d an se co sc hp dn manh me, thu hut s quan tm
cua mt lng ln ngi co nhu cu v mt bng cho thu. Ngoai ra, nhng
ngi ang lam vic tai Qun Th c va cac khu vc ln cn co th tr thanh
khach hang.
Gia thu sn phm trn c s gia thi trng tai thi im thu, co s tham khao
ky lng vi gia thu cc sn phm cng loi trong cc d n khac trn ia ban
Qun va cac khu vc ln cn phu hp vi kha nng cua nhiu i tng
khach hang.
T cac yu t nu trn, co th tin tng mt cach chc chn rng san phm cua d
an se co nhng li th canh tranh so vi cac san phm cung loai, khng nhng ia
ban Qun 1 ma ca cac khu vc dn c khac ia ban Thanh Ph Ho Ch Minh.
IV. MC TIU U T CA D N
1. Mc tiu u t ca d n
Xy dng khu cao c vn phng HTMC-SAVICO nhm mc ch gii quyt
vn khan him mt bng cho thu. D n tin hnh cho thu trong 25 nm
vi gi 7.000.000 /m2/nm i vi khu vn phng.
2.S cn thit phi u t
Trong nhng nm gn y, qu trnh th ngy cng tng cao,s pht trin
kinh t x hi ngy cng vt bt. L trung tm kinh t trng im thu ht lao ng
TRANG:
THIT K MN HC
trong thnh ph v t ni khc n ,nn h tng k thut thnh ph phi c u t

pht trin. Tnh hnh t ra l nhu cu v mt bng cho thu ngy cng khan him. Do
, d n vn phng CAO C VN PHNG HTMC SAVICO l mt trong hng
gii quyt ca thnh ph.
CHNG II
HNH THC U T, CNG SUT CA D N
I. HNH THC U T
Xy dng mi vn phng cao c VN PHNG HTMC SAVICO
Ch u t : Cng ty qun l kinh doanh nh thnh ph
-
Quy m d n:
Din tch sn xy dng: 5.000 m2
Din tch xy dng: 1000 m2
Din tch trong l gii : 3.500 m2
Din tch khu t : 2.500 m2
Din tch giao thng: 586 m2
Th tch san nn: 673 m2
Din tch vn phng cho thu: 3.500 m2
5 tng cao
Mt xy dng: 40 %
Ngun vn u t:
- Phng n 1:
Vn t c: 10.051.987.000 ng
Vn vay : 35.646.802.000 ng
- Phng n 2:
Vn t c: 12.062.384.000 ng
Vn vay : 40.602.694.000 ng
u im:
- L trung tm kinh t nng ng ca t nc, s pht trin hng lot ca cc
cng ty TNHH, C phn, Vn phng i din trong nc v nc ngoi t
pht trin lm cho nhu cu mt bng cho thu trong giai on hin nay khan
him ngy cng khan him hn. Nn d n s c hiu qu kinh t cao, kh nng
thu hi vn nhanh chng.
- L mt nh u t c kinh nghim nn vic xy dng khu chung c, vn phng
cho thu, cng tc qun l xy lp v vn hnh khng c g b ng.
- Ngun vn ca ch u t ln nn thun li cho vic huy ng vn.
Nhc im:
TRANG:
THIT K MN HC
Do l trung tm kinh t nn cc cao c vn phng cho thu mc ln rt nhiu,

dn n s cnh tranh trong qu trnh vn hnh, gy kh khn cho vic thu hi
vn.
Phi gii quyt cc vn khi thi cng cng tnh nh nh hng ti giao thng,
mi trng th
V mun thc hin tin lin mch khng t qung nn vic vay vn t ngn
hng ngay t khi cng trnh bt u xy dng gp kh khn, dn n vic tr li
cao.
Li sut ngn hng tng cao nn vic tr li ln gy kh khn cho doanh nghip
II. LOI HNH DOANH NGHIP QUN L V KHAI THC D N

p dng hnh thc ch u t trc tip qun l d n.
c th qun l d n c hiu qu, ch u t phi c b my qun l d n
nng lc hoc nu cn thit phi lp Ban qun l d n.
III. LA CHN CNG SUT THCH HP CHO D N
D n cao c vn phng HTMC SAVICO c la chn trn c s:
-
Kh nng p ng ti chnh cho d n ca ch u t.

iu kin kinh t x hi, h tng c s ca khu vc trin khai d n.
Tng din tch cho thu vn phng l 3.500 m2.
D n cho thu trong 15 nm.
CHNG IV
GII PHP XY DNG, QUN L V BO V MI TRNG
I.CC PHNG N TNG MT BNG V LA CHN PHNG N HP
L
Tng mt bng xy dng gm mt bng khu t xy dng khu cao c v cc h
thng khc bo m cho b mt ca cao c theo tiu chun.
t ci cng ca ta nh gm thang my, thang b, v sinh thnh mt cm v
pha Ty Bc che bt nng nhit i nhm lm gim nhit lng tha, tit kim nng
lng, tit kim din tch lu thng ng thi c c mt bng cho thu rng, lin lc
tn dng hng nhn ra cng vin cho ta nh.
Mt xy dng: 40%
II. XC NH TIU CHUN CP HNG CNG TRNH
Khu cao c thuc hng B da vo cc cng trnh tng t xc nh.
Cp cng trnh thuc cp II ( din tch 5.000 10.000m2)
III. GII PHP KIN TRC, KT CU CH YU
Cng trnh mang nt kin trc Php. Gii php mt ng ca cng trnh c khi
chn m u, phn thn l mng knh ly sng v gi t hai hng tt ng Bc
v ng Nam ( hng cng vin v ng Pasteur), kt thc l phn kha ca tng 7.
TRANG:
THIT K MN HC
Ngoi khu ph nh v sinh, thang my, thang b, din tch cn li kinh doanh,
dch v v qun l chung ca ta nh.
T tng 1 n 5 ngoi din tch ph, phn cn li c s dng lm vn phng.
Gii php kt cu:
- Kt cu chnh ca cng trnh l h cc kt cu b tng ct thp ton khi
bao gm 1 li cng dy 200 kt hp ct sn khng dm c nm trn ct.
- Tng lc chn ct xung mng 18000 tn, p lc trung bnh xung
mng 15t/m2. p lc nh hn sc chu ti nn chn gii php mng b.
Gii php thit k k thut:
- B tr cc b nc cu ha nm trong cc v tr mng ca ta nh
ngoi ra ti cc khu vc snh thang v tng dch v cn c b tr cc
thit b ci n bo chy, bo khiVt dng c nhn bnh cha chy,
bnh bt kh tr, hop6 cha vi phun bng vi gai kt hp vi thang b
thot him khi c s c.
Phng n t chc thi cng xy lp v tng tin xy dng:
- Phng n t chc thi cng xy lp: Vi c im l cng trnh cao tng
v c xy dng trong khu dn c nn phi c phng n thi cng hp
l, trnh lm nh hng n cc cng trnh xung quanh v ph hp vi
thit k cng trnh.
- Phn mng c xy dng theo phng php mng b, s dng my
mc hin i, nhn cng tay ngh cao. Cc cng tc thc hin ng theo
thit k, nu c thay i phi trnh bo cho ch u t.
- Phn thn c xy dng theo thit k ca ch u t, m bo cc tiu
chun m thit k a ra v c th hin y trn bn v. V tr cc
ct, dm, sn phi ng, lng ct thp b tr ng s lng, khng
thm bt, nu c thay i phi thng qua ban qun l d n. Lun c
gim st theo di cng trnh. m bo ng tin d n.
- V cng trnh cao tng nn phi b tr cn trc cho thun tin trong xy
dng.
S dng cc loi my mc hin i, cng nhn c tay ngh cao, c kinh
nghim trong xy dng v gim st
- Hon thin, lp t thit b a vo cng trnh s dng: m bo h
thng chng thm, gam mu ph hp, lt gch ng thit k, thit b m
bo cht lng, c cam kt bo hnh thit b khi xy ra s c.
- Cao c vn phng l cao c ln nn thi gian xy dng di. Theo d
kin ca ch u t v b phn thit k th cng trnh c th xy dng
tronh vng 1 nm ri a vo s dng.
CHNG VII
XC NH NGUN VN V QUY M VN D N 1
I. C CU NGUN VN
TRANG:
THIT K MN HC
1. n v tin t:
-
Tng mc u t xy dng cao c vn phng HTMC SAVICO dng n v l

VN.
Ngun vn u t v tt c cc chi ph u tnh theo n v l VN.
2. Cc ngun vn c kh nng huy ng cho d n cao c HTMC SAVICO:

Ngun vn c th huy ng nh sau:
Phng n 1:
- Vn t c : 10.051.987.000 ng
- Vn vay : 35.646.802.000 ng
Phng n 2:
- Vn t c : 12.062.384.000 ng
- Vn vay : 40.602.694.000 ng
3. Bin php thu ht vn u t:
-
y l d n u t kinh doanh m ngun vn chnh l do ch u t chu trch

nhim. Do Cng Ty Qun L Kinh Doanh Nh Thnh Ph lm ch u t
phi c bin php thu ht vn nhm nng cao hiu qu u t cho d n.
C bin php qun l cht ch cht lng cng trnh khi thi cng xy dng
m bo thc hin ng tin hp ng v m bo d n i vo hot ng
ng thit k nhm to nim tin cho ngi tiu dng.
Tng cng cung cp y cc thng tin cho th trng ca d n, qung b
rng v iu kin v tr, trang b y h thng h tng k thutnm trong
khu vc thun li v h tng x hi
II. XC NH QUY M VN CHO D N

Nhng cn c xc nh tng mc u t:
- Theo ngh nh 16/2005/N-CP ngy 07/02/2005 ca chnh ph v vic ban
hnh v vic qun l d n u t xy dng cng trnh.
- Cng vn 957/Q-BXD v vic cng b nh mc chi ph qun l d n v t
vn u t xy dng cng trnh.
- Cn c thng t s 33 / 2004/ TT-BTC hng dn quyt ton d n hon thnh
thuc ngun vn Nh nc; cn c quyt nh s 2173 / Q- BTC v vic nh
chnh thng t 33 / 2007.
- Cng vn 292/BXD-KTXD ngy 30/03/2009 v sut vn u t xy dng cng
trnh.
- Thng t 04/2010/TT-BXD ngy 26/05/2010 v vic hng dn lp v qun l
chi ph xy dng cng trnh.
- Ngh nh 112/2010/N-CP ngy 14/12/2009 v vic qun l chi ph u t xy
dng cng trnh.
Tng mc u t l ton b chi ph d tnh u t xy dng cng trnh c
ghi trong quyt nh u t v l c s ch u t lp k hoch v qun l
vn khi thc hin u t xy dng cng trnh.
Tng mc u t c tnh ton v xc nh trong giai on lp d n u t
xy dng cng trnh ph hp vi ni dung d n v thit k c s; i vi
TRANG:
THIT K MN HC
trng hp ch lp bo co kinh t - k thut th tng mc u t c xc nh

ph hp vi thit k bn v thi cng.
Tng mc u t bao gm: chi ph xy dng, chi ph thit b, chi ph s dng
t, chi ph qun l d n, chi ph t vn u t xy dng, chi ph khc v chi
ph d phng
TMT = GXD + GTB + GSDD + GQLDA + GTVT + GK + GDP
Trong :
o GXD
o GTB
o GSDD
o GQLDA
o GTVT
o GK
o GDP
: Chi ph xy dng
: Chi ph thit b
: Chi ph s dng t
: Chi ph qun l d n
: Chi ph t vn u t
: Chi ph khc
: Chi ph d phng
2.Xc nh tnh ton cc chi ph:

a. Chi ph xy dng :
-
Cn c vo din tch xy dng, din tch giao thng, din tch cy xanh, din
tch san lp.
Cn c vo cng vn 292/BXD-KTXD v sut u t xy dng v c iu
chnh ph hp vi thi im.
Cn c vo cc d n tng t.
o Chi ph xy dng :
CXDCT = S SN XD * GXD
S SN XD: Tng din tch sn xy dng
GXD: Sut u t xy dng
o Chi ph xy dng ng giao thng:
CGT = SGT * GGT
SGT: Din tch giao thng
GGT: Sut u t xy dng ng giao thng
o Chi ph san nn :
CSN = VSN * GSN
VSN : Th tch san nn
GSN: n gi san nn
- C 2 phng n lp d n u t: phng n vn b v phng n vn
ln. Lp v so snh cc thng s phng n no kh thi hn s la chn
u t.
TRANG:
THIT K MN HC
A: PHNG N 1: VN B
BNG 1: CHI PH XY DNG
D n: Cao c Vn Phng HTMC-SAVICO
a im: S 9 V Vn Ngn, Qun Th c, TPHCM
V: 1000
STT
NI DUNG
Xy dng cng
1 trnh
2 San nn
Din tch giao
3 thng
Tng Cng
S
LNG
N
GI
THU VAT
THU
GI TR
TRC
THU
SUT
m2
m3
5,000
673
4,870
250
24,350,000
168,250
10%
10%
VAT
2,435,00
0
16,825
m2
586
1,000
586,000
25,104,250
10%
58,600
GI TR
SAU THU
26,785,000
185,075
644,600
27,614,675
b. Chi ph thit b:
- Cn c vo nhu cu s dng thit b va d n v n gi hin ti ca thit b
- Chi ph thit b: GTB = Si * Di
Si : S thit b i
Di : n gi thit b i
BNG 2: CHI PH THIT B
V: 1000
STT
NI DUNG
1 Trm bin p 560KVA

My pht in d phng
2 500KVA
3 Thang my 1000 KG
4 Bm cao p
THU VAT
THU
S
V LNG
Bo
800,000
800,000
10%
80,000
880,000
Ci
Ci
Ci
400,000
500,000
300,000
400,000
500,000
300,000
10%
10%
10%
40,000
50,000
30,000
200,00
0
440,000
550,000
330,000
Tng Cng
1
1
1
N
GI
GI TR
TRC
THU
2,000,000
SUT
VAT
GI TR
SAU THU
c. Chi ph s dng t :
TRANG:
2,200,000
THIT K MN HC
o Cng ty Qun L Kinh Doanh Nh Thnh Ph dng ton b din tch khu t
c qui m khong 1.604 m2 gi tr theo c ch th trng tin hnh u t
xy dng c s h tng, xy dng vn phng cho thu.
o Chi ph s dng t = St * G
St : Din tch t
G : n gi mua
BNG 3: CHI PH S DNG T
STT NI DUNG
1 t mua
Tng Cng
V
m2
S LNG
2.500
N GI
3.500
V: 1000
THNH TIN
8.750.000
8.750.000
d. Chi ph qun l d n, t vn u t xy dng v chi ph khc.

o Chi ph qun l d n : ( Cn c quyt nh 957 / 2009 / Q- BXD ngy 29 /09/
2009 ca B Xy Dng)
Chi ph QLDA = K1% * ( GXD + GTB )
Trong : GXD : Chi ph xy dng trc thu
GTB : Chi ph thit b trc thu
K 1 : nh mc chi ph qun l d n u t xy dng cng trnh
v c xc nh theo cng thc ni suy :
K = K a ( Ka - Kb ) (( x a) / ( b a))
o Chi ph t vn u t xy dng cng trnh :(Cn c quyt nh 957 / 2009 / QBXD ngy 29 /09/ 2009 ca B Xy Dng)
Chi ph lp d n u t :
Chi ph lp DADT = K2 % * ( GXD + GTB )
K2 : nh mc chi ph lp d n u t xy dng cng trnh
Chi ph thit k :
Chi ph thit k = K3 % * GXD
K3 : nh mc chi ph thit k cng trnh
Chi ph thm tra thit k :
Chi ph thm tra thit k = K4 % * GXD
K4 : nh mc chi ph thm tra thit k cng trnh
Chi ph thm tra d ton :
Chi ph thm tra d ton = K5 % * GXD
K5 : nh mc chi ph thm tra d ton cng trnh
Chi ph lp h s mi thu, nh gi h s d thu thi cng xy dng.
Chi ph lp HSMT, nh gi HSDT TCXD = K 6 % * GXD
K 6 : nh mc chi ph lp h s mi thu, nh gi h s d
thu thi cng xy dng
TRANG:
THIT K MN HC
Chi ph lp h s mi thu, nh gi h s d thu cung cp vt t thit

b:
Chi ph lp HSMT, nh gi HSDTVTTB = K 7 % * GTB
K 7 : nh mc chi ph lp h s mi thu, nh gi h s d
thu cung cp vt t thit b
Chi ph gim st thi cng xy dng :
Chi ph gim st TCXD = K 8 % * GXD
K8 : nh mc chi ph gim st thi cng xy dng
Chi ph gim st lp t thit b :
Chi ph gim st LTB = K9 % * GTB
K9 : nh mc chi ph gim st lp t thit b.
Chi ph chng nhn cht lng cng trnh :
Chi ph chng nhn cht lng cng trnh = 35% * G GS
o Chi ph khc :
L ph thm nh DAT :(Cn c thng t s 109 / 2000 / TT-BTC ngy
13 / 11 / 2000 ca B Ti Chnh)
L ph thm nh DADT = K10 % * TMDTtt
K10 : nh mc l ph thm nh DADT
TMT tt : Tng mc u t tm tnh(trc VAT) c xc nh
nh sau:
TMTtt = GXD + GTB + GSDD + GQLDA + GTVDT + 10% ( GXD + GTB + GSDD + GQLDA +
GTVDT)
Chi ph thm tra, ph duyt quyt ton : ( Cn c thng t s 19 / 2010/
TT-BTC hng dn quyt ton d n hon thnh thuc ngun vn Nh
nc)
Chi ph thm tra ph duyt quyt ton = K 13 % *
TMTtt
K13 : nh mc chi ph thm tra ph duyt quyt ton.
Chi ph kim ton : ( Cn c thng t s 19/ 2010/ TT-BTC hng dn
quyt ton d n hon thnh thuc ngun vn Nh nc)
Chi ph kim ton = K14 % * TMTtt
K14 :nh mc chi ph kim ton.
Chi ph bo him xy dng: tm tnh bng 0.3% chi ph xy dng.
Chi ph bo him thit b: tm tnh bng 0.3% chi ph thit b.
TRANG:
THIT K MN HC
BNG 4: CHI PH QLDA, TVT V CHI PH KHC

a im: 91 Pasteur, Phng Bn Ngh, Qun 1, TPHCM
V: 1000
ST
I
II
NI DUNG
Chi ph qun l d n
Chi ph t vn u t
1 Chi ph lp d n u t
2 Chi ph thit k
3 Chi ph thm tra thit k
4 Chi ph thm tra d ton
Chi ph lp HSMT,
5 nh gi HSDT TCXD
Chi ph lp HSMT,
nh gi HSDT, cung
6 cp LVTTB
Chi ph gim st
7 thi cng xy dng
Chi ph gim st
8 lp t thit b
CCH TNH
K1%*(Gxd + Gtb)
T L
NI
SUY
1.84%
GI TR
EM TNH
GI TR
TRC
THU
THU VAT
THU
SUT
59,965,720
1,103,369
10%
10%
VAT
110,33
7
GI TR
SAU THU
1,213,706
K2%*(Gxd + Gtb)
0.42%
59,965,720
3,397,595
251,856
K3% * Gxd
K4% * Gxd
K5% * Gxd
2.51%
0.13%
0.13%
56,965,720
56,965,720
56,965,720
1,429,840
74,055
74,055
10%
10%
10%
25,186
142,98
4
7,406
7,406
K6% * Gxd
0.15%
56,965,720
85,449
10%
8,545
93,993
K7% * Gtb
0.29%
3,000,000
8,610
10%
9,471
K8%* Gxd
1.89%
56,965,720
1,076,652
10%
861
107,66
5
1,184,317
K9% * Gtb
0.68%
3,000,000
20,250
10%
2,025
22,275
TRANG:
3,737,355
277,042
1,572,824
81,461
81,461
THIT K MN HC
Chi ph chng nhn

9 cht lng cng trnh
Chi ph khc
III (cha c li vay)
35% *
CPGSTCXD
35.00%
376,828
10%
494,267
1 L ph thm nh DADT K10% * TMTTT

Chi ph thm tra
2 ph duyt quyt ton
K11% * TMTTT
0.01%
3 Chi ph kim ton

K12% * TMTTT
Chi ph bo him xy
4 dng
TT
5 Chi ph bo him thit b
TT
Tng Cng
0.17%
1,076,652
0.12%
104,789,83
3
104,789,83
3
104,789,83
3
TRANG:
37,683
414,511
48,379
542,645
10,479
10,479
125,748
10%
12,575
138,323
178,143
10%
17,814
195,957
170,897
9,000
4,995,231
10%
10%
17,090
900
187,987
9,900
5,493,707
THIT K MN HC
e. Chi ph d phng :
Chi ph d phng l khong chi ph d phng cho khi lng cng vic pht
sinh cha lng trc khi lp d n.
i vi cc d n thc hin n 2 nm th chi ph d phng c tnh bng
10% trn tng chi ph xy dng; chi ph thit b; chi ph s dng t; chi ph qun l
d n; chi ph t vn u t; chi ph khc.
Trong d n ny chi ph d phng c tnh nh sau:
GDP = 10% *(GXD + GTB + GSD + GQLDA + GTV + GK) = 9.575.775.000
f. Tng mc u t : (cha c li vay)
TMT = GXD + GTB + GSDD + GQLDA + GTVT + GK + GDP
o GXD : Chi ph xy dng
o GTB : Chi ph thit b
o GSDD : Chi ph s dng t
o GQLDA : Chi ph qun l d n
o GTVT : Chi ph t vn u t
o GK : Chi ph khc ( cha c li vay )
o GDP : Chi ph d phng
BNG 5: TNG MC U T
V: 1000
STT
1
2
3
4
5
6
7
NI DUNG
Chi ph xy dng
Chi ph thit b
Chi ph s dng t
Chi ph qun l d n
Chi ph t vn u t XDCT
Chi ph khc
D phng ph
Tng Cng
THU VAT
GI TR
TRC THU
THU SUT
VAT
25.104.250
10% 2.510.425
2.000.000
10%
200.000
8.750.000
565.611
10%
56.561
1.816.725
10%
181.672
327.071
32.038
3.856.366
42.420.023
GI TR
SAU THU
27.614.675
2.200.000
8.750.000
622.173
1.998.397
359.109
4.154.435
45.698.789
III. K HOCH HUY NG NGUN VN CHO D N

Thi gian thc hin d n l 12 thng. Cn c vo thi gian chun b u t, thc
hin u t v kt thc u t a d n vo khai thc vn hnh, ta c d tr k hoch
huy ng vn cho d n.
D n c ngun vn ch yu l vn ca ch u t. Ch u t s s dng ngun
vn t c v vn vay xy dng c s h tng.
1. Tin thc hin d n:
Cn c vo nng lc thc hin d n ca cng ty, tnh nng k thut v trnh t
thc hin d n.
TRANG:
THIT K MN HC
BNG 6: TIN THC HIN D N

ST
T
THI GIAN THC HIEN

QUY QUY
QUY
QUY
1
2
3
4
NOI DUNG
Chi ph quan ly
1 d an
Chi ph t van
2 au t
Chi ph s dung
3 at
4 Chi ph khac
Chi ph xay
5 dng
6 Chi ph thiet b
7 D phong ph
2. Phn k chi ph:

T bng tin thc hin d n ta phn b bng phn k chi ph qua cc qu:
BNG 7:PHN K CHI PH
a im: 91 Psateur, Phng Bn Ngh, Qun 1, TPHCM
V: 1000
ST
T
KHOAN
MUC
Chi ph
xay dng
Ty
le %
GTTT
THI GIAN THC HIEN

QUY
QUY
QUY
1/2010
2/2010
3/2010
QUY
4/2010
30%
17,089,7
16
30%
17,089,7
16
40%
22,786,2
88
TONG
CONG
100%
56,965,72
0
TRANG:
THIT K MN HC
18,798,6
88
GTST
Ty
le %
2
Chi ph
thiet b
GTTT
GTST
Ty
le %
GTTT
Chi ph s
dung at
Chi ph
quan ly
d an
Chi ph t
van au
t
Chi ph
khac
Chi ph d
phong
GTST
Ty
le %
GTTT
GTST
Ty
le %
GTTT
GTST
Ty
le %
GTTT
GTST
Ty
le %
GTTT
GTST
TONG
CONG
25,064,9
17
GTTT
GTST
18,798,6
88
62,662,29
2
100%
3,000,00
0
3,300,00
0
100%
100%
30,796,8
00
30,796,8
00
3,000,000
3,300,000
100%
30,796,80
0
30,796,80
0
30%
331,011
364,112
30%
331,011
364,112
20%
220,674
242,741
20%
220,674
242,741
100%
1,103,369
1,213,706
50%
1,698,79
8
1,868,67
7
20%
15%
15%
100%
679,519
509,639
509,639
3,397,595
747,471
560,603
560,603
3,737,355
20%
98,853
108,529
30%
148,280
162,794
30%
148,280
162,794
20%
98,853
108,529
100%
494,267
542,645
20%
3,292,54
6
3,313,81
2
36,218,0
08
36,451,9
30
30%
1,824,85
3
2,007,30
6
20,073,3
78
22,080,3
70
30%
2,366,48
8
2,603,10
5
26,031,3
69
28,634,1
60
20%
2,091,88
8
2,301,05
6
23,010,7
71
25,311,6
17
100%
9,575,775
10,225,28
0
105,333,52
6
112,478,07
8
3. K hoch s dng vn:

- Cn c vo nhu cu vn vay
- Cn c vo bng phn k chi ph
- Li vay tng qu = Li vay hng nm / 4 qu = 4.5%
TRANG:
THIT K MN HC
BNG 8: K HOCH S DNG VN

a im: 91 Pasteur, Phng Bn Ngh, Qun 1, TPHCM
V:
1000
ST
T
1
NOI DUNG
THI GIAN THC HIEN

QUY
QUY
QUY
2/2010
3/2010
4/2010
QUY
1/2010
TONG
CONG
Chi ph xay
dng
Chi ph thiet b
Chi ph s dung
at
Chi ph quan ly
d an
Chi ph t van
au t
Chi ph khac
D phong ph
Tong nhu cau
von
(cha co lai
vay)
3,313,812
2,007,306
2,603,105
2,301,056
36,451,930
22,080,370
28,634,160
25,311,617
Von t co
36,451,930
22,080,370
8,954,546
II
Von vay
Luy ke von
vay
Lai vay trong
thi
gian xay dng
19,679,614
25,311,617
19,679,614
45,680,018
112,478,0
78
67,486,84
7
44,991,23
1
92,270,05
0
688,786
1,598,801
2,287,587
2
3
4
III
IV
62,662,29
2
3,300,000
30,796,80
0
18,798,688
25,064,917
18,798,688
3,300,000
364,112
364,112
242,741
242,741
1,213,706
1,868,677
747,471
560,603
560,603
3,737,355
108,529
162,794
162,794
108,529
542,645
10,225,28
0
30,796,800
4. Li vay trong thi gian xy dng:

- Da vo phn k chi ph.
- Da vo k hoch s dng vn ta tnh c li vay trong thi gian xy
dng.
- Li sut vay vn 18% / nm hay 4.5% / qu
- Xem bng 8
T ta c bng tng mc u t c li vay
5. Bng tng mc u t c li vay:
BNG 9: TNG MC U T C LI VAY
a im: 91Pasteur, Phng Bn Ngh, Qun 1, TPHCM
V: 1000
TRANG:
THIT K MN HC
STT
KHOAN MUC CHI PH
1
2
3
4
5
6
7
Chi ph xay dng

Chi ph thiet b
Chi ph s dung at
Chi ph quan ly d an
Chi ph t van au t
Chi ph khac
D phong ph
Tong mc au t(cha
8 co lai vay)
Lai vay trong thi gian
9 xay dng
Tong mc au t(co lai
10 vay)
GIA TR
TRC
THUE
56,965,720
3,000,000
30,796,800
1,103,369
3,397,595
494,267
9,575,775
THUE
VAT
5,696,57
2
300,000
110,337
339,760
48,379
GIA TR
SAU THUE
62,662,292
3,300,000
30,796,800
1,213,706
3,737,355
542,645
10,225,280
112,478,07
8
2,287,587
114,765,666
IV. PHNG N HON TR VN CHO D N

1. Tnh li vay:
Ngun vn vay t ngn hng theo phng thc di hn, theo tin thc hin d
n, ch u t c k hoch vay ngn hng cho ti khi d n i vo hot ng vi
li sut 3.5% cho mt qu.
2. K hoch tr n gc v li
D tnh tr n trong 8 nm: nm 2011, 2012, 2013, 2014, 2015, 2016, 2017,
2018
Phng thc tr u phn n gc v li. (1+r)Tnh * r
N gc hng nm phi tr : An = Vn *
Vi :
(1+r) Tnh -1
o An : Tng tr n trong nm
o Tnh : Thi gian tr n
o Vn : S n u nm
Tr li hng nm : L1 = Vn * r
(r : li sut vay vn )
Tr gc trong nm : G1 = An L1
Tng tr n trong nm : A1
S n cui nm : Vn G1
TRANG:
THIT K MN HC
TRANG:
THIT K MN HC
TRANG:
THIT K MN HC
CHNG VIII
PHN TCH HIU QU TI CHNH, HIU QU KINH T - X HI CA
D N
Phn tch ti chnh:
o Thnh ph H Ch Minh nm pha nam, l thnh ph ln nht Vit
Nam, tng din tch l 2056,50 km2. L trung tm kinh t, khoa hc
cng ngh v sn xt cng nghip ln, trung tm v thng mi, dch v,
ti chnh ca Vit Nam.
o L ht nhn ca vng kinh t trng im.
o Dn c tp trung cao cc qun trung tm.
o Trn thc t, nhu cu cho thu mt bng trn a bn thnh ph H Ch
Minh lun trong tnh trng cung khng cu. Chnh v vy, nhiu
doanh nghip trin khai cc d n chung c, cao c cao tng p
ng nhu cu hin nay.
o Cng ty kinh doanh nh thnh ph tin hnh u t d n vn phng
cao c HTMC-SAVICO gii quyt vn thiu ht vn phng cho
thu hin i, trang b y trang thit b k thut, ph hp vi m
hnh pht trin th trong tng lai.
o Vic trin khai thc hin d n s to thm vic lm, gp phn nng cao
thu nhp cho ngi lao ng trong doanh nghip.
I. XC NH DOANH THU CA D N
o Doanh thu ca d n cao c vn phng HTMC-SAVICO c xc nh cn c
vo din tch cho thu. ng thi cn c vo sut vn u t tnh cho mt
m2 sn v gi th trng v bn, mt bng kinh doanh ca cc nm trong
thi gian vn hnh.
o kinh doanh t c kt qu d kin, yu cu ch u t thn trng trong
vic kinh doanh v xut ch trng cho d n, phi hp xem xt tng mc
u t ca vic xy dng d n c c thi hay khng?
o Cn c xc nh gi cho thu:
- Bn v ca n v thit k
- Kt qu iu tra th trng
o D n s tin hnh cho thu trong 15 nm, gi thu vn phng
7.000.000/m2/nm.
o Doanh thu cho thu hng nm nh sau:
TRANG:
THIT K MN HC
1. nh gi s ng gi ca d n theo ch tiu NPV.

Ch tin NPV l tng gi tr ca dng tin hiu s thu chi ca d n c qui v
thi im hin ti theo t l li sut ti thiu chp nhn c .
Cng thc tng qut :
n
NPV =
Bt Ct
(1 + r )
t =0
Trong :
Bt : Cc khon thu nm t
Doanh thu t cho thu vn phng, tng hm ( khng c VAT)
Gi tr thanh l ti sn
Ct : Cc khon chi nm t
u t ban u
u t thay th
Chi ph hot ng
Thu thu nhp doanh nghip
r: Li sut ti thiu chp nhn c.(r = 18.22% / nm)
TRANG:
THIT K MN HC
TRANG:
THIT K MN HC
- Xc nh thi gian thu hi vn:

T bng 17, ta thy cng dn dng tin hiu s thu chi chit khu thay i m t
nm 13 sang dng nm 14.
Suy ra thi gian thu hi vn:
Ta c:
1.256.843
-4.181.505
4.181.505
T = 5+
= 5 nm 8 thng
4.181.505+1.256.843
4. nh gi s ng gi ca d n theo ch tiu IRR

Ch tiu IRR l t l li sut c gi nh do bn thn d n inh ra v c c
im l nu dng t l li sut ny tnh NPV ca d n th NPV = 0
Ch tiu IRR c xc nh bng phng php th gn ng :
TRANG:
THIT K MN HC
Theo bng 18 v 19 ta c:
12.490
29.4%
29.3 %
-143.620
12.490
IRR = 29.3 % + ( 29.4 29.3 ) % *
= 29.3 %
12.940+143.620
Suy ra : D n c sut thu li ni ti IRR = 29.3 % > r = 18.22 %

V. PHN TCH AN TON V TI CHNH
Phn tch nh gi d n c hiu qu ti chnh mi c xem cc yu t u
vo l xc nh v an ton.
Trong thc t cc yu t u vo c th b thay i, mt khc mt d n c
th t c hiu qu ti chnh nhng cha chc tha mn cc ch tiu nh
gi an ton. Do vy ni dung phn tch trong mt d n bn cnh vic xc
nh cc ch tiu hiu qu ngi ta phi tnh n nhy v ti chnh khi cho
thay i cc yu t u vo v phn tch an ton v ti chnh ca chng.
Phn tch an ton v ti chnh, ngi ta thng phn tch thng qua hng
lot cc ch tiu sau:
1.H s kh nng tr n ca d n:
H s kh nng tr n c tnh cho tng nm vn hnh trong thi gian d n
phi tr n .
Nnt
Kn =
A nt
Trong :
Nnt : ngun tin c th huy ng tr n nm t
Ant : s tin phi tr n nm t.
TRANG:
THIT K MN HC
VI. NHY V TI CHNH CA D N

Trong qu trnh vn hnh d n c th gp nhng vn ny sinh m qu trnh lp d n cha lng trc ht c. Do vy
tt yu s lm bin ng li ch ca d n, thm ch c th v hiu ha tnh hiu qu v kh thi ca d n. V vy m bo
tnh kh thi ca d n ta phi phn tch nhy ca d n.
Phn tch nhy ca d n u t bng cc gi nh c s thay i cc yu t u vo, u ra lm nh hng ti ch tiu
NPV v IRR theo chiu hng bt li vi gi nh nh sau:
+ Doanh thu hng nm gim 10%
+ Chi ph hot ng hng nm tng 10%
1. Phn tch nhy ca d n :
nhy ca d n l mc bin i ca cc ch tiu hiu qu khi ta thay i cc ch tiu tnh ton c ma8y5 trong dng tin
t so vi tnh trng ban u .
Hbt - Hx
Hn =
* 100 ( % )
Hbt
Trong : Hn: nhy ca d n ( Hn cng b cng tt )
Hbt: Hiu qu ca d n tnh trng bnh thng tnh ton ban u
Hx: Hiu qu ca d n tnh trng xu i
TRANG:
THIT K MN HC
nhy ca ch tiu NPV khi doanh thu gim 10 % :

NPV0 : 99.257
NPV1 : -75.054
NPV0 NPV1
NPV1 =
NPV 0
99.257 75.054
* 100( %) =
99.257
=> nhy nh, thun li cho vic kinh doanh khi doanh thu gim 10%
Theo bng 24 v 25 ta c:
2,780,551
17%
* 100 % = 24.38%
17.5 %
TRANG:
THIT K MN HC
-397,152
2,780,551
Khi doanh thu gim 10 % : ta thy IRR = 17% + ( 17.5 17) % *
= 17.44%
2,780,551 + 397,152
=> IRR = 17.44 % > r = 14 %

20 % - 17.44%
= > nhy ca d n :
IRR1 =
* 100 % = 12.8%
20 %
= > nhy ca d n nh, thun li cho vic kinh doanh.

Vy d n vn ng gi khi doanh thu gim 10%
TRANG:

Thuyet Minh DA Lien

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THIT K MN HC

NHN XT CA GIO VIN HNG DN

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chnh c phiu, cc chng t c gi tr do vn vay ) v cc ti sn ny c c tnh l c

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ln.Ring i vi ngnh xy dng, phn t lm trong nc khi xy dng cng

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D n u t gip ch u t thy r qui m d n v qun l d n v mi

Vai tr d n u t i vi c quan qun l nh nc:

Din tch giao thng : 586 m2

BNG THNG K DIN TCH

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Cn c vo ngh nh 12/2009/N-CP ngy 12/2/2009v qun l d n u t

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c) Phng n khai thc d n v s dng lao ng.

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- D tnh khi lng cc cng tc xy dng, thit b lp tng mc u t v

II. PHNG PHP LUN NH GI HIU QU TI CHNH, AN TON

2. Xc nh s ng gi (c hiu qu) ca mi phng n:

G: gi tr thu hi thanh l ti sn cui i d n.

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+ NPV 0: d an ang gia au t

PHNG PHP DNG CH TIU SUT THU LI NI

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1. an ton v ngun vn:

Cc ngun vn c th huy ng c, kh nng ti a v ti thiu c th huy

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- San lng hoa von cua d an (khi d an san xuat mot

- Mc hoat ong hoa von (khi d an san xuat nhieu loai

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doanh thu, chi ph

Van dung e phan tch an toan cho d an.

Dh Min va Sh hoac Mh Min

Ket luan: D an co o an toan cao. Theo kinh nghiem

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Kn > 1 va Knt Max

Ket luan: D an co kha nang tra n cao, do o o an

kha nang tra n la vng chac.

Tn < Tnq va Tn Min

Ket luan: D an co kha nang tra n cang cao, o an

Th < Thq va Th Min

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Ket luan: d an co o an toan cang cao.

(H n) c xac nh theo cong

Hn: Cang be th o nhay cang be va o an toan cang cao.

- Cac li ch kinh te phat sinh trc tiep va cac li ch kinh

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Mc ong gop cho ngan sach nha nc tnh theo so

M: mc ong gop hang nam tnh theo so tuyet oi.

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Cn c thng bo s 104/TB-VP ngy 06/02/2007 ca vn phng hi ng nhn

4. a hnh v hin trng s dng t:

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trong thnh ph v t ni khc n ,nn h tng k thut thnh ph phi c u t

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Do l trung tm kinh t nn cc cao c vn phng cho thu mc ln rt nhiu,

II. LOI HNH DOANH NGHIP QUN L V KHAI THC D N

Kh nng p ng ti chnh cho d n ca ch u t.

D n cho thu trong 15 nm.

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Tng mc u t xy dng cao c vn phng HTMC SAVICO dng n v l

2. Cc ngun vn c kh nng huy ng cho d n cao c HTMC SAVICO: