PHNG PHP

NH GI T TH
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PHNG PHP NH GI T
THEO PHN LOI NG, V TR
1. C s xc nh gi t th
1.1. Cc vn bn php l ca Nh nc
- Ngh nh 188/2004/N-CP v phng php xc
nh gi t v khung gi cc loi t
- Thng t 114/2004/TT-BTC hng dn thc hin
Ngh nh 188/2004/N-CP v phng php xc
nh gi t v khung gi cc loi t
- Ngh nh 123/2007/N-CP v sa i, b sung mt
s iu ca Ngh nh 188/2004/N-CP v phng
php xc nh gi t v khung gi cc loi t

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
1.1. Cc vn bn php l ca Nh nc (tt)
- Thng t 145/2007/TT-BTC hng dn thc hin
Ngh nh 188/2004/N-CP v Ngh nh
123/2007/N-CP v sa i, b sung mt s iu
ca Ngh nh 188/2004/N-CP
- Ngh nh 72/2001/N-CP v vic phn loi v phn
cp qun l th
- Thng t lin tch 02/2002/TTLT-BXD-TCCBCP
hng dn thc hin Ngh nh 72/2001/N-CP v
vic phn loi v phn cp qun l th
- Tiu chun thit k quy hoch xy dng th TCN
82-81 ngy 19/02/1981 v phn loi ng th

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
1.1. Cc vn bn php l ca Nh nc (tt)
- Cc vn bn lin quan khc nh: Bng gi cc
loi t ca UBND tnh/thnh ph, quy nh mc
t cp giy chng nhn
1.2. S liu iu tra hin trng v t th
trong gm:
- Loi vng, loi ng ph, loi v tr
- Gi t thc t hnh thnh qua chuyn nhng
quyn s dng t trong thi im nh gi

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
2. Trnh t, phng phap xac nh gia t th.
Bc 1: Xac nh khung gia t tng ng vi loai
th nh gia.
nh v th cn nh gia da vao:
- Ngh nh 72/2001/N -CP va thng t lin tch
02/2002/TTLT-BXD-TCCBCP hng dn thc hin v
vic phn loai va phn cp quan ly th
- Ngh nh 123/2007/N-CP va 188/2004/N-CP v
phng phap xac nh gia t va khung gia cac loai
t va thng t 145/2007/BTC hng dn thc hin N
- Cn c vao loai th, ta tm c khung gia chun
phu hp cho th cn nh gia.

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
Khung gia t (N 188 va 123/CP)
VT: triu ng

Loi
th
Mc
gi

c
bit

II

III

IV

GTT GTT GTT GTT GTT GTT

1,500 0,400 0,150 0,120 0,050 0,030
GT
67,5

GT
42,5

GT
30,0

GT GT GT
19,5 13,35 6,7

V du: Thanh ph Vinh la th loai 2 ta co

ma trn khung gia chun theo N 188/CP
(Gia ti thiu: 150.000/m2; Gia ti a:
30.000.000/m2)
n v
tnh:1000/m2
Loai
Loai V tr 1 V tr 2 V tr 3 V tr 4
th ng
ph
II
1
8.600 2.560 1.080
460
2
4.450 1.970
980
390
3
2.300 1.580
590
230
4
1.510 1.020
310
170

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
Bc 2: iu tra thc trang gia t th
theo th trng tai thi im xac nh gia.
* Xac nh ch tiu iu tra
+ th c bit va loai I: 100 l
1 l
+ th loai II: 80 l
1 l
+ th loai III: 60 l
1 l
+ th loai IV: 40 l
1 l
+ th loai V: 20 l
1 l
* B tr mang li iu tra bng cach chon
im theo tng tuyn ng trn ban
a chnh 1/500 - 1/1000 (hay giai tha
1/5.000 - 1/10.000) va chon n v c s
iu tra theo cac ph.

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
Bc 2: iu tra thc trang gia t th theo th trng
tai thi im xac nh gia (tt)
* Tin hanh iu tra
- iu tra trc tip theo mang li im
- iu tra t vn phong thu trc ba, phong TNMT, can
b a chnh phng, th trn.
Chu y: + Tin hanh theo phng phap cun chiu, iu
tra theo tng tuyn ng, tng ph theo khoang
cach t 300-500m. Sp xp s liu iu tra theo t u
tuyn ng n cui tuyn ng theo tng chui s.
+ iu tra v mc thoa man c s ha tng
cung tin hanh iu tra theo ph, oan ng ph.

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
Bc 3: Xy dng cac tiu chun phn loai vung,
loai ng va v tr t th.
* Phn vung th
- Khu trung tm th: Mt dn s ng uc,
mt xy dng cao, c s ha tng ng b
- Khu cn trung tm: Mt dn s trung bnh,
mt xy dng va phai, c s ha tng tng i
ng b
- Khu ven : Khu vc ang th hoa co dn s
va tc xy dng phat trin nhanh, c s ha tng
cha hoan chnh

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
* Phn loai ng
- iu kin sng c th hin bng mc
thoa man cac trang b c s ha tng (ky
thut va xa hi)
- Yu t ky thut (cp ng ky thut).
Trong vic hnh thanh cac loai ng do cac
yu t tac ng n kha nng sinh li khng
ging nhau, theo kinh nghim trong s cac
yu t thng chia theo t l sau:
+ iu kin sinh li: 70-75%.
+ Thoa man c s ha tng ky thut 20-25%
trong o cp ng 4-5%
+ Thoa man c s ha tng xa hi 3-5%
+ Mi trng sng 1-2%

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
* Phn loai ng (tt)
Thang im co th xac nh nh sau:
- ng
1 chiu
2 chiu
Quc l
3 im
4 im
Tnh l
2
3
Lin khu vc 1
2
Khu vc
1
1
- in
Co in
5
Khng co in
0

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
* Phn loai ng (tt)
Thang im co th xac nh nh sau:
- in thoai
Co cap in thoai qua 2
Khng
0
- Nc sach
Nc may
5
Nc ging
2
- Thoat nc
Co cng thoat nc
3
Khng
1

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
* Phn loai ng (tt)
Thang im co th xac nh nh sau:
- C s ha tng xa hi
Thoa man moi nhu cu
3
Ch thoa man nhu cu cn thit 2
- Mi trng t nhin
Tt
3
Trung bnh
2
nhim
1

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
* Phn loai ng (tt)
Thang im co th xac nh nh sau:
- iu kin sinh li thch hp nht
Thng mai
75
C s san xut
60
Vn phong
45

30
Tng hp cac im cua tt ca ngun iu tra theo
tuyn ng trong tng khu vc va cn c vao
thang im cua cac loai ng phn loai
ng ph

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
Bang cac tiu chun phn loai ng ph
Thang
phn loai

iu kin
Sinh li

C s HT
ky thut

C s HT
xa hi

Cp
ng

Loai 1

Loai 2

80-100%
gia TB
cao nht
60-80%

80-100%
thoa man
yu cu
60-80%

80-100%
thoa man
nhu cu
60-80%

Quc l
va lin
khu vc
Khu vc

Loai 3

40-60%

40-60%

40-60%

Phn KV

Loai 4

<40%

<40%

<40%

Ni b

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
* Phn loai ng ph theo thang im
- Loai 1: 80 - 100 im.
- Loai 2: 60 - 80 im
- Loai 3: 40 - 60 im
- Loai 4: di 40 im
Sau khi phn loai ng ph, nu ranh gii
khu vc cha chnh xac theo s im gia
hai khu vc th tin hanh chnh lai cho ung.

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
* Phn loai v tr
- V tr 1: V tr mt tin cua loai ng.
- V tr 2: Ngo co mt ng rng t
con i c.
- V tr 3: Xe 3, 4 banh khng vao c,
cac iu kin sinh hoat khac bnh thng.
- V tr 4: Xe 3, 4 banh khng vao c,
cac iu kin sinh hoat khac yu kem.
Gia t va iu kin thng mai giam v tr
2 va giam hn v tr 3, 4.

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
Bc 4: Xac nh bang gia t va lp ban gia t
th
* Xac nh bang gia t: Gia t cua l t trong
tng vung tng ng vi tuyn ng va co v tr
c xac nh theo cng thc sau:
Gij = Gk x K
Gij: Gia t tng ng loai ng i vi v tr j
Gk: Gia t do Nha nc quy nh
K: H s iu chnh tng ng vi tuyn ng v tr.
Gia t thc t
K = --------------------------------Gia t do Nha nc quy nh

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
* Lp bang gia t th
Loai
ng
ph
1

V tr 1

V tr 2

V tr 3

V tr 4

G1.1

G1.2

G1.3

G1.4

G2.1

G2.2

G2.3

G2.4

G3.1

G3.2

G3.3

G3.4

G4.1

G4.2

G4.3

G4.4

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
* So sanh gia t a xac nh vi khung gia t
tng ng ma Chnh phu a quy nh
- Nu gia t xac nh nm trong khoang 0,5 ln
gia ti thiu va 1,8 ln gia ti a (theo cn c Q
302- TTg ngay 3/2/1996 v vic iu chnh h s K
trong khung gia t) th bang gia t chp nhn
c.
V du: Ha Ni gia ti a 42,5 triu ng/m2,
nhng gia iu tra 65 triu ng/m2 th K= 1,52. Vy
cha vt qua quy nh chp nhn c
- Nu khng thoa man iu kin nu trn th cn
phai xin y kin cua cp co thm quyn ph duyt.
Hoc iu tra mt day hn cho chnh xac.

PHNG PHP NH GI T
THEO PHN LOI NG, V TR
* Lp ban gia t th
Cn c vao bang gia t a c xet
duyt tin hanh lp ban t.

PHNG PHP SO SNH

D LIU TH TRNG
(Vit Nam - Thy in)

PHNG PHP SO SNH D LIU

TH TRNG
1. Nguyn tc, phm vi p dng v yu cu
ca phng php
1.1. Nguyn tc
- Nguyn tc thay th
- Nguyn tc so snh
Phng php nh gi bt ng sn theo th trng
l mt phng php trong nh gi mt bt
ng sn, cn phi so snh vi nhng bt ng sn
khc tng t c bn trn th trng hoc
rao bn trn th trng v tm mi lin h gia
chng a ra cc h s v gi tr

1.2. Phm vi p dng

- c p dng tt nht cho cc bt ng
sn dn dng (nh ) v cho t trng
trong cc khu vc dn c v thng mi dch v, bi v cc bt ng sn ny
thng c mua bn kh ph bin v
gia chng rt d dng trong vic so snh
- Thng t khi p dng i vi t ai l
khu cng nghip, mc ch cng cng v
chng rt kh so snh

1.3. Yu cu
- Nhng bt ng sn dng so snh phi l
nhng bt ng sn tng t hoc gn
tng t nh bt ng sn cn nh gi
- Trng hp c mt s khc bit ca bt
ng sn dng so snh c th iu chnh
nh cn thit lm cho gi bt ng sn so
snh gn ngang bng vi gi tr ca bt ng
sn cn nh gi
- Ch nn s dng nhng kt qu ca cc
cuc mua bn bt ng sn m gi ca n
c tho thun trn c s gi th trng

2. Ni dung trnh t cc bc thc hin

phng php
Bc 1: Xc nh bt ng sn cn nh
gi v cc quyn ca ch s hu i vi
chng
- Xc nh mc ch ca vic nh gi (tnh
thu, n b, cho thu, gp vn bng gi tr
ca t, th chp hoc tm ra 1khung gi hp
l cho t th)
- Xc nh v tr, s nhn dng bt ng sn
cn nh gi, ch s hu chng v cc quyn
c bn ca ngi s hu i vi bt ng
sn .

 Bc 2: Kho st s b v ln k
hoch nh gi
- Xc nh chi tit, c th nhng thng tin no
cn thit phi thu thp?
- Ngun cung cp thng tin?

- Ai l ngi i iu tra, thu thp thng tin?

Bc 3: Thu thp v phn tch s liu

th trng
3.1. Ni dung thu thp s liu
a. i vi bt ng sn c nh
* V tr bt ng sn: Mt tin hay trong ng;
kch thc b rng mt ng/ng; kt cu
mt ng/ng; chiu di ng.
* Qui m din tch tha t: Kch thc, din
tch tha t
* Din tch xy dng v s dng nh; nm xy
dng nh; s nm s dng ca ngi nh;
cht lng cng trnh nh hin cn; mc ch
s dng chnh ca bt ng sn

i vi bt ng sn c nh (tt)
* H thng in, nc, in thoi
* Hng nh
* Kh nng cho thu nhp
* Tnh cht php l ca bt ng sn
* Quy hoch chi tit vng gi tr
* Mi trng
* An ninh
* Thi gian bn bt ng sn
* Gi bt ng sn
(Theo mu phiu iu tra bt ng sn)

b. i vi t trng
* V tr
* Kt cu v kch thc mt ng, ng
* Qui m din tch
* Kch thc tha t
* Hnh th tha t
* Qui hoch s dng t
* Tnh cht php l i vi vic s dng tha
t
* Mi trng, an ninh
* Thi gian chuyn nhng
* Gi chuyn nhng

3.2. iu tra thm nh s liu th trng

- Cc thng tin thu thp u phi c iu tra
thm nh
- Tin hnh iu tra trn thc a, hay phng vn
trc tip ngi s hu s dng bt ng sn
hay ngi mi gii
- Ni dung cc yu t: a ch; v tr; hin trng
s dng bt ng sn, din tch khun vin;
din tch xy dng; c s h tng; tnh hnh x
hi; mc nhim mi trng; tnh trng
php l; quy hoch; gi bn bt ng sn

3.3. Cc ngun cung cp d liu mua bn

- C quan a chnh
- Vn phng t vn nh t
- Cc cng ty a c
- C quan thu trc b
- Cc phng cng chng Nh nc
- Nhng ngi mi gii bt ng sn
- Cc cng ty xy dng
- Bo ch
- Ch s hu, s dng bt ng sn
- Cng ng dn c

3.4. Phn tch s liu th trng

3.4.1. Xc nh gi th trng nh
Mun xc nh c gi t trn thc t, phi
tch gi th trng nh khi gi th trng ca
bt ng sn (nh + t), v vy phi xc nh
gi th trng nh
Ni dung v phng php xc nh:
- Lp bng gi thnh xy dng theo gi Nh
nc cho tng cp nh
- Lp bng gi thnh xy dng theo gi th
trng cho tng cp nh.

3.4.2. Xc nh gi t

t ai c 3 c trng:
- C nh v v tr
- Hu hn v s lng din tch
- Khng ging nhau khi em chng ra so
snh
V vy, mun xc nh gi mt tha t
bt k, th nh gi mc nh hng
ca cc yu t n gi ca tha t .

 3 nhm yu t chnh:
- Nhm yu t t nhin: V tr, a hnh, qui m
din tch, hnh th, kch thc, hng
- Nhm yu t kinh t - x hi: H tng x hi,
k thut, mi trng
- Nhm yu t chnh sch, php l: Php lut
t ai, quy hoch
tm h s nh hng ca tng yu t i
vi gi tha t. Nguyn tc nhng cp mu
c chn phi tng i ging nhau v tt c
cc yu t nh hng n gi ca tha t tr
yu t dng so snh

a. Xc nh mc nh hng ca
yu t v tr n gi t
- Chn nhng cp mu bt ng sn c v tr
khc nhau
- Cc yu t khc nh: Hnh th, din tch, kch
thc, hng, tnh trng php l,ca cc cp
mu l tng t ging nhau.
- Sau tin hnh so snh bt ng sn c cc
v tr khc nhau trong ng vi bt ng sn c
v tr mt tin
- Phn t v xc nh cc nhm bt ng sn
theo: Kch thc b rng mt ng; chiu su
ca ng; kt cu mt ng.

Cng thc xc nh gi tr h s nh
hng ca yu t v tr
Kch thc b rng mt ng
Xc nh h s so snh gi bt ng sn
cc v tr c ng rng t 1m 8m
G| x (1- 8)|
K(1-8) = -----------------G (MT)
G: gi 1m2 t (/m2)
Trng hp vng quy hoch n nh
th tnh theo b rng mt ng (3,5m;
5,5m; 7,5m; 10,5m)

 Chiu su ca ng
V tr cc bt ng sn trong ng c chia chi
tit theo chiu di ca ng c th:
- Di 25m:
H1
- T 25m- 50m:
H2
- Trn 50m 75m:
H3
- Trn 75m 100m:
H4
- Trn 100m:
H5
Tnh ton h s:
H1
H2
H3
H4
H5
-------

-------

-------

-------

-------

MT

MT

MT

MT

MT

 Kt cu mt ng/ng

Yu t ny thng phn loi ng/ng:

- Khng c nha ng (t, )
- C nha ng
Tnh ton h s:
Khng c nha ng

K k/c ng/ng = --------------------------------C nha ng

b. Cng thc xc nh gi tr h s
nh hng ca yu t hnh th

Hnh th ca l t c phn thnh 3 loi:

Hnh th bnh thng
Hnh th xu
Hnh th rt xu

Tnh ton h s:
Hnh th xu
-----------------Hnh th bnh thng

Hnh th rt xu
---------------------Hnh th bnh thng

c. Cng thc xc nh gi tr h s
nh hng ca yu t qui m tha t
- Chn cc cp mu bt ng sn c cc yu t
nh hng tng i ging nhau, tr yu t v
quy m din tch l khc nhau
- Xc nh din tch ti thiu ca mi tha t
(cn c vo quy hoch hoc din tch
cp giy CNQSD t)
- Phn t cc nhm quy m v din tch tha
t: a ra quy m bt ng sn c din tch
chun v cc nhm bt ng sn c cc quy
m din tch khc nhau

 Phng php xc nh yu t quy m.

Xc nh quy m din tch chun trong vng (nhm
quy m din tch chun)
V d:
Nhm 1: di 40m2
Nhm 2: 40m2 60m2
Nhm 3: Trn 60m2
(Nhm 2 c cp mu chim a s s l nhm quy m
din tch chun)
Tnh ton h s:
G |S (1- J)|
K (QMDT) = -----------------G (Sc)

d. Cng thc xc nh gi tr h s
nh hng ca yu t khc ca tha t

Yu t quy hoch
Yu t in
Yu t nc
Yu t an ninh
Yu t php l
Yu t hng nh
Yu t mi trng
Nguyn tc, phng php xc nh h s nh
hng tng t nh h s v tr, qui m

e. Tnh gi t chun trn th trng

Quy i gi tr th trng ca cc bt
ng sn v cng mt thi im
- Cc giao dch mua bn bt ng sn trn th
trng thng khng pht sinh cng mt
nm
- S liu thu thp ch nn chn nhng v mua
bn din ra 2 - 3 nm li y.
- Qui i gi tr chuyn nhng tt c bt
ng sn v cng mt thi im ca nm
phn tch

 iu kin thc hin vic chuyn i gi tr

- Phi chn nhng cp mu bt ng sn
tng t nhau, tc l nhng bt ng sn m
cc yu t nh hng ti gi tr ca n tng
t hoc gn tng t nhau, ch ring yu t
v mt thi gian l khc nhau
- Cng thc tnh h s quy i:
G nm phn tch (nm hin ti)
K (Q) = ---------------------------------------------G nm iu tra (nm bn trc y)

 Cng thc tnh gi t chun trn th trng

G (tt)
G (c) = ------------ Ki (i= 1-n)
S (m2)
Trong : - G (tt): l gi chuyn nhng t
thc t trn th trng
- S: din tch tha t (m2)
- Ki (i= 1-n) l h s nh hng gi
chuyn nhng t trn thc t nh: v tr, din
tch, kch thc, hnh th tha t, tnh trng
php l, hng nh, in, nc, mi trng,
an ninh, quy hoch s dng t

Bc 4: Khoanh vng gi tr
4.1. Nguyn tc khoanh vng gi tr
Vng gi tr c khoanh trn c s 4 nhm
yu t sau y:
- Nhm cc yu t v t nhin
+ Da vo cc trc ng giao thng chnh,
ng phn thu hoc hp thu;
+ c im cao thp ca a hnh v cc
c tnh t nhin khc
Vic xc nh ng ranh vng gi tr, phi
theo nguyn tc ranh vng gi tr khng c
ct ngang qua bt ng sn

- Nhm cc yu t v kinh t

+ Cc d liu thng k qua iu tra gi th

trng bt ng sn trong vng
+ Bng gi t do UBND cp tnh ban hnh
theo khung gi t chnh ph quy nh
+ Mc u t xy dng c s h tng
trong vng
+ Mc thu nhp ca ngi dn trong vng
+ Gi cho thu bt ng sn

 Nhm cc yu t v php l
+ Da vo thc t quy hoch s dng t
trong vng
+ Giy chng nhn quyn s dng t
+ Giy php xy dng
+ Cc yu t khc v php l
Nhm cc yu t v x hi
+ An ninh v trt t cng cng
+ Mi trng (mc nhim nc, khng
kh, ting n)
+ Tm l v tp qun ca nhn dn trong
vng

4.2. Bn dng khoanh vng gi tr

- Dng bn a chnh lm bn nn
khoanh vng gi tr
- Vic th hin ranh vng gi tr trn bn a
chnh phi da vo s nh hoc s ca tha
t
- i vi bt ng sn khng nm trn v tr
mt tin ng ph c th hin theo
nguyn tc s nh mang tn ng no th
theo vng gi tr ca nh mt tin vng
- Trng hp bt ng sn c 2-3 mt ng
th cn c gi th trng ca bt ng sn
khoanh vng sao cho ph hp

4.3. Phng php khoanh vng gi tr

Xc nh gi tr c s ca mi vng. Gi ny do
th trng quy nh v gi l gi chun
T kt qu xc nh c gi chun cho vng,
sau xc nh ranh gii vng gi tr
Thm nh cc yu t trc khi khoanh vng
gi tr. Ni dung kim tra:
- Gi bn ca bt ng sn
- Cc yu t nh hng ti gi tr bt ng sn
- Nhng s iu chnh lin quan ti gi tr ca
bt ng sn

4.4. Khoanh vng gi tr s b trn bn

Tham kho gi t ca tnh; Kt qu tnh ton
s b gi t t cc bt ng sn phn b
trong vng; iu tra thc t xc nh ranh
gii tha v tin hnh khoanh vng s b
S dng bn a chnh hoc bn a hnh
thc hin cc vng gi tr
Nguyn tc nh m s vng gi tr theo nh
s tha trn bn a chnh
V d: S dng m s thnh ph, qun v
phng nh: 02.101.14 sau nh s tip
theo th t 1,2.. ca tng vng gi tr

4.5. Khoanh vng chnh thc trn bn

- Trn c s khoanh vng s b, cn c kt
qu tnh ton gi tr ca tng tha t phn
b trn tt c cc tuyn ng chnh
khoanh vng chnh thc
- Thc t nhiu khi mc gi chun gia vng
n vng kia khng c s chnh lch nhiu,
gn tng t nhau v chng li nm lin k
nhau th c th gp vng gi tr.
V d: Gi trung bnh 1m2 vng 4 = 2.500.000
Gi trung bnh 1m2 vng 5 = 2.600.000
Vy: Gi trung bnh 1m2 vng 4 v 5 =
2.550.000

Bc 5: Xy dng m hnh nh gi
- Xc nh m hnh nh gi tc l tm c
gi chun cho tng vng.
- Gi chun ca mi vng gi c xc nh
l gi ca nhng bt ng sn c cc yu t
c xem l chun nht (c v tr l mt tin,
hnh th tt, quy m din tch chun, hng
tt, ng nha)

M hnh nh gi
M
Gi
vng chun

H s nh hng

K H1/MT K H2/MT K HT K QM K H

K QH

 Tnh gi t
Gi t trn th trng ca tng tha
t bng n gi t chun nhn vi din
tch khu t, nhn vi cc yu t nh
hng n gi tr ca t

Cng thc tnh gi t c th:

G (BS) = Gc x S x Ki (i=1-n)

Bc 6: Kim tra cc kt qu tnh

ton gi bt ng sn
Nu pht hin thy mt s yu t trong m
hnh khng ng hoc chnh xc khng
cao th cn iu chnh li
Nu kt qu kim tra so vi kt qu nh
gi chnh lch t 20% - 30% th kt qu
nh gi t yu cu, nu mc chnh lch
cao hn th phi xem xt v nh gi li
So snh gi m hnh vi gi quy nh ca
tnh bit mc chnh lch gi.

PHNG PHP
NH GI T NNG NGHIP

CN C NH GI T NNG NGHIP
Cc nhn t tc ng mnh ti hng t, gi t
nng nghip; Nng sut cy trng, kh nng sinh
li ca t
Ngh nh 73/CP c 5 nhn t phn hng t: a
hnh, cht t, ch ti tiu, kh hu thi tit
v v tr ca tha rung
Ngh nh 188 v 123/CP
Thng t B Ti chnh 114 v 145/BTC
Gi thc t chuyn nhng a phng
Hng t
Phn hng v nh gi t nng nghip c tin
hnh t cp x tr ln

PHN HNG T NNG NGHIP

1. Khai nim
Phn hang t nng nghip la qua
trnh so sanh kha nng san xut cua
t nng nghip c sp xp theo
tng khoanh, da vao mau m
cua t, kh hu, a hnh, ch
nc va v tr khoanh t y trong thi
im tin hanh phn hang.

PHN HNG T NNG NGHIP

2. Muc ch
- quan ly va s dung t ai ung
theo lut
- Thc hin chnh sach thu nng
nghip chnh xac, khuyn khch nng
dn s dung t co hiu qua, am
bao s cng bng trong vic thu thu
gia cac vung, gia cac hang t.

PHN HNG T NNG NGHIP

3. Nguyn tc
- Phn hang t phai da vao vung
a ly th nhng va loai th nhng
- Phn hang t phai da vao nhom
va loai cy trng
- Phn hang t mang tnh a
phng

PHN HNG T NNG NGHIP

4. Yu t phn hang t
1. Cht t
2. V tr
3. a hnh
4. iu kin kh hu, thi tit
5. iu kin ti tiu (ch nc)
- i vi cy hang nm: Chia mi yu
t lam 4 mc : Tt, kha, trung bnh,
xu
- i vi cy lu nm: Chia lam 3 mc
: tt, kha, xu.

PHN HNG T NNG NGHIP

4.1. Yu t cht t.
Cht t la ph cua t (loai t, day
canh tac hoc day tng t, ham lng
mun...) thch hp vi tng loai cy trng; i
vi t co mt nc nui trng thuy san
con bao gm mui va ngun dinh
dng cua nc.
Yu t cht t cu th nh sau:
a. i vi t trng lua:
- t co ph cao (10 im)
- t co ph trung bnh (7 im)
- t co ph thp (5 im)
- t co ph qua thp (2 im)

PHN HNG T NNG NGHIP

4.1. Yu t cht t (tt)
b. i vi t co mt nc mn l NTTS
- t co ph cao (10 im)
- t co ph thp (5 im)
- t co ph qua thp (2 im)
c. i vi t trng cy cng nghip lu
nm va trng cy n qua lu nm
- t co ph cao (10 im)
- t co ph trung bnh (8 im)
- t co ph qua thp (6 im)

PHN HNG T NNG NGHIP

4.2. Yu t v tr
La yu t xac nh mc thun li hay khng thun
li cua khoanh t trong qua trnh san xut va tiu thu
san phm (nn co ngi goi la yu t th trng
a. i vi t trng cy hang nm, t ng co, t
rng trng
- Cach ni c tru cua h s dung t <3 km (mc
tt 7 im).
- Cach ni c tru cua h s dung t <3 km n 5 km
(mc kha 5 im).
- Cach ni c tru cua h s dung t 5 n 8 km (mc
trung bnh 3 im).
- Cach ni c tru cua h s dung t trn 8 km (mc
kem 1 im).

PHN HNG T NNG NGHIP

4.2. Yu t v tr (tt)
b. i vi t trng cy lu nm
- Cach th 30 km n 80 km (mc kha 4
im).
- Cach th trn 80 km (mc kem 2 im).
c. i vi mt nc mn, l NTTS
- Cach th di 20 km (mc tt 7 im).
- Cach th t 20 n di 50 km (mc kha 5
im).
- Cach th t 50 n 80 km (mc trung bnh 3
im).
- Cach th hn 80 km (mc kem 1 im).

PHN HNG T NNG NGHIP

4.3. Yu t a hnh
Yu t a hnh cua t la bng phng, dc,
trung hoc ngp ung cua khoanh t.
Tuy thuc vao loai cy trng ma chia ra:
a. i vi t trng lua.
- a hnh bng phng, van (mc tt 10 im)
- a hnh bng phng, van cao (mc kha 6
im)
- a hnh van thp (mc trung bnh 4 im)
- a hnh cao, trung (mc kem 2 im)

PHN HNG T NNG NGHIP

4.3. Yu t a hnh (tt)
b. i vi t trng cy lu nm
- dc t 0-8 mc tt 8 im.
- dc t 8-15 mc kha 6 im.
- dc t 15-25 mc kem 4 im.
c. i vi mt nc NTTS
- Bng phng, ngp nc cao, cng trnh c bao
v an toan (mc tt: 8 im).
- Bng phng, ngp nc tng i cao, cng trnh
c bao v an toan (mc kha: 6 im).
- Tng i bng phng, ngp nc trung bnh,
an toan cua cng trnh b han ch (mc trung bnh 4
im).
- Bai cao, ngp nc thp, an toan cua cng
trnh kem (mc kem 2 im).

PHN HNG T NNG NGHIP

4.4. Yu t iu kin kh hu, thi tit
a. i vi t trng lua
- Thun li cho vic trng lua, khng co han
ch g (10 im) tc la khng co yu t nao
xu.
- Tng i thun li cho vic trng lua
trong o co 1 iu kin han ch (7 im),
iu kin o xu nht nh noi trn.
- Tng i thun li cho vic trng lua
trong o co 2 iu kin xu nht (5 im).
- Khng thun li cho vic trng lua co t
nht 4 iu kin han ch (2 im) nh bao,
lu, sng mui, gio Lao.

PHN HNG T NNG NGHIP

4.4. Yu t iu kin kh hu, thi tit (tt)
b. i vi t co mt nc mn l NTTS c
xac nh tng t nh t trng lua.
c. i vi t trng cy cng nghip lu nm,
cy n qua lu nm, t trng rng c phn
chia lam 3 mc phu hp vi tng loai cy
trng:
- Thun li (10 im),
- Tng i thun li (8 im)
- t thun li (6 im).

PHN HNG T NNG NGHIP

4.5. Yu t iu kin ti tiu (ch nc)
a. i vi t trng cy hang nm
- Ti tiu chu ng trn 70% thi gian cn ti, tiu
(mc tt 10 im).
- Ti tiu chu ng t 50-70% gian cn ti, tiu
(mc kha 7 im).
- Ti tiu chu ng di 50% thi gian cn ti,
tiu (mc trung bnh 5 im).
- Da vao nc tri, b ung, ngp, kh, han (mc
kem 2 im).

PHN HNG T NNG NGHIP

4.5. Yu t iu kin ti tiu - ch nc (tt)
b. i vi mt nc mn, l NTTS:
- mui quanh nm n nh, giau ngun dinh dng
va thc n cho cac i tng nui trng (mc tt
10 im).
- mui bin ng, tng i giau ngun dinh
dng va thc n cho cac i tng nui trng (mc
kha 7 im).
- mui bin ng theo mua nhng bin ng
khng ln co u ngun dinh dng va thc n cho
cac i tng nui trng (mc trung bnh 5 im).
- mui khng n nh, bin ng rt ln theo mua,
khng am bao c dinh dng va thc n cho cac
i tng nui trng (mc kem 2 im).

PHN HNG T NNG NGHIP

5. Trnh t phn hang t nng nghip
- Cp tnh
- Cp huyn
- Cp xa
Cn c vao hng dn phn hang
t cua Chnh phu, vao mc anh
hng cua cac ch tiu trong cac yu
t phn hang t nng nghip, vao s
hang, c cu hang cua TW giao cho
tnh, tnh giao cho huyn, huyn giao
cho xa.

PHN HNG T NNG NGHIP

6. CAC BC TIN HANH.
6.1. Cng tac chun b.
a. Thu thp va nghin cu tai liu xa:
Tai liu phuc vu phn hang t nng nghip xa
gm:
- Ban giai tha ty l 1/5000 hoc 1/2000.
- Ban (hoc s t) ty l 1/5000 hay ty l
1/2000,
- Ban hin trang s dung t.
- Cac s liu phn tch, s liu nng sut cac loai
cy trng
- Tai liu v tnh hnh thm canh cy lua.
- Tai liu (ban nu co) v thuy li, thuy nng,
giao thng, xac nh v tr cac tha...

PHN TH HAI

IU TRA THC A
1. Cng tc chun b

Chia t/nhm
Chn a im
Giy gii thiu v thc hnh ti a
phng
Ph t phiu iu tra, bn , bng biu
Phng tin i li

2. T chc iu tra thu thp d liu, s liu

- T cn b a chnh phng/x: Hp ng
chuyn nhng; Bn a chnh; Bng gi
t ca Nh nc; Bo co tnh hnh t
nhin, kinh t - x hi
- Dng phiu iu tra thu thp s liu t cc h
s dng bt ng sn chuyn nhng.
- iu tra c s h tng trong vng
- Xc nh cc yu t nh hng n gi t,
khoanh vng gi tr trn bn
- Tp hp s liu, x l s liu iu tra

PHN TH BA

BO CO KT QU THC HNH
1. Ni dung vit bo co kt qu thc hnh

1.1. t vn
1.2. Trnh t phng php ni dung xc nh
gi bt ng sn
1.3. Trnh by kt qu nghin cu

1.3.1. c im iu kin t nhin, kinh t x hi vng nghin cu

- V tr a l
- Tnh hnh qun l v s dng t ai
- T chc hnh chnh
- Dn s, lao ng
- Thu nhp, i sng
- C s h tng v iu kin sinh hot
- Nhn xt nh gi

1.3.2. Kt qu iu tra
- Xc nh cc yu t nh hng n gi
t
- Khoanh vng gi tr
- Xy dng m hnh nh gi.
1.4. Kt lun v ngh
1.5. Ph biu: Bng s liu, bn , s ,
biu

2. T chc bo co kt qu thc hnh ti

lp hc.
- Tm tt bo co (thc hin trn Power
point/hoc word)
- Phn cng ngi trnh by theo t/nhm
- Thi gian trnh by 15 20
- Tho lun
- Sn phm giao np: 1 quyn bo co kt
qu, bn vng gi tr, cc loi s liu
iu tra thc a ca tng t/nhm

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