THUYET MINH O AN

CHNG I: NHNG CAN C E XAC NH S CAN THIET

PHAI AU T.
1) Xuat x va cac can c hnh thanh d an:
a) C s lap d an:

Luat Xay dng so 16/2003-QH11 c Quoc hoi thong

qua ngay 26/11/2003 va Lenh so 26/2003/L-CTN ngay 10/12/2003 cua
Chu tch nc ban hanh Luat Xay dng.

Can c Ngh nh 16/2005/N-CP ngay 07/02/2005 cua

Chnh phu v/v ban hanh Quy che Quan ly au t va Xay dng (goi
tac la Ngh nh16/CP)

Ngh nh so 209/2004/N-CP ngay 16/12/2004 cua Chnh

phu v/v quan ly chat lng cong trnh xay dng.

Thong t 03/2005/TT-BXD ngay 04/03/2005 cua Bo Xay

dng ve hng dan ieu chnh d toan d toan cong trnh xay
dng c ban.

Thong t so 04/2005/TT-BXD ngay 01/04/2005 cua Bo

Xay dng hng dan lap va quan ly chi ph d an au t xay
dng cong trnh.

Quyet nh so 10/2005/Q-BXD ngay 15/04/2005 ve viec

ban hanh nh mc chi ph quan l DAT xay dng cong trnh.

Quyet nh so 11/2005/Q-BXD ngay 15/04/2005 cua Bo

Xay dng ve viec ban hanh nh mc chi ph lap d an va thiet ke
xay dng cong trnh.

Can c giay phep xay dng.

Quyet nh so 2714/Q-UB ngay 11/06/2004 cua UBND

Thanh pho ve thu hoi va giao at e xay dng d an chung c.
b) S can thiet au t:

Qua trnh phat trien Kinh te - Xa hoi luon i kem qua

trnh o th hoa, trong o van e nha va c s ha tang o th
la mot trong nhng noi dung chu yeu.

Trc thc trang phat trien o thi vi toc o cao, th

qua trnh xay dng mot cach t phat va chap va, dan en lam
mat can oi trong viec s dung at, c s ha tang thieu ong bo
va khong c hoan thien. V the chu trng trong quan ly o th
can phai co qui hoach tong the, sau o la qui hoach cho tng khu
vc, tng cum dan c vi ay u he thong c s ha tang ky
thuat nham am bao phat trien ben vng o th trong tng lai.

Theo nh hng phat trien vi cac khu cong nghe cao,

trung tam thng mai-dch vu va cac khu dan c phuc vu nhu cau
nha tai a phng.

Trong van e xay dng nha th viec xay dng khu

chung c cao tang ang can c khuyen khch va quan tam do nhieu
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ch li cua no ve moi lnh vc trong phat trien va quan ly o th

ngay nay.
c) C s phap ly:
- Can c Ngh nh 16/2005/N-CP ngay 07/02/2005 cua Chnh phu
v/v ban hanh Quy che Quan ly au t va Xay dng (goi tac la Ngh
nh 16/CP).
- Ngh nh so 209/2004/N-CP ngay 16/12/2004 cua Chnh phu v/v
quan ly chat lng cong trnh xay dng.
- Thong t so 04/2005/TT-BXD ngay 01/04/2005 cua Bo Xay dng
hng dan lap va quan ly chi ph d an au t xay dngcong
trnh.
- Quyet nh so 10/2005/Q-BXD ngay 15/04/2005 cua Bo Xay
dng ve ban hanh nh mc chi ph quan ly DAT xay dng cong
trnh.
- Quyet nh so 10/2005/Q-BXD ngay 15/04/2005 cua Bo Xay
dng ve ban hanh nh mc chi ph lap d an va thiet ke xay dng
cong trnh.
- Can c giay phep xay dng
d) Tong mc au t gom cac chi ph sau:
- Chi ph xay dng gom: Chi ph xay dng cac cong
trnh, hang muc cong trnh thuoc d an; chi ph thoat d cac vat
kien truc cu; chi ph san lap mat bang xay dng
- Chi ph thiet b: gom chi ph mua sam thiet b cong
nghe, chi ph van chuyen, lu kho, lu bai, chi ph bao quan; chi ph
lap at thiet b
- Chi ph en bu giai phong mat bang: Chi ph en
bu nha ca, vat kien truc, Chi ph cua ban en bu giai phong
mat bang, Chi ph s dung at
- Chi ph quan ly d an va cac chi ph khac: Chi ph
quan ly d an; chi ph lap d an; chi ph khao sat thiet ke xay
dng; Von lu ong ban au cho san xuat; Cac le ph va chi ph
tham nh: chi ph giam sat thi cong xay dng va lap at thiet b;
chi ph bao hiem cong trnh va mot so chi ph khac
- Chi ph d phong: La khoan chi ph e d tru cho cac khoi
lng phat sinh, cac yeu to trt gia va nhng cong viec cha
lng trc c trong qua trnh thc hien d an.
2) Cac ieu kien t nhien, tai nguyen, kinh te xa hoi lien quan en d
an:
a) ieu kien t nhien:
Khu vc quy hoach mang ac trng cua kh hau Ivb cua Viet Nam.
ac iem cua phan vung kh hau nay la:
Nhiet o khong kh:
- Nhiet o bnh quan: 29,5C
- Nhiet o thang cao nhat: 38C (thang 5)
- Nhiet o thang thap nhat: 23C (thang12)
Kh hau: nhiet i chia thanh hai mua ro ret ma va nang
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- Ma t thang 5 en thang 11
- Nang t thang 12 en thang 4
o am khong kh:
- o am bnh quan: 79,8%
- o am thang cao nhat: 90% (thang 9)
- o am thang thap nhat: 65% (thang 3)
Lng ma: lng ma trung bnh trong nam la 159 ngay at
1.949mm (trong khoang t 1.392-2.318mm)
Bc xa: tong lng bc xa mat tri trung bnh 11,7Kcal/thang.
- Lng bc xa cao nhat: 14,2Kcal/thang.
- Lng bc xa thap nhat:10,2Kcal/thang.
Lng boc hi : kha ln (trong nam la 1.350mm) trung bnh la
37mm/ngay.
Gio:
- Gio thinh hanh trong mua kho
- Gio ong Nam chiem 20-40%
- Gio ong chiem 20-30%
- Gio thnh hanh trong mua ma
- Gio Tay Nam chiem 66%
a hnh: Khu at qui hoach la at trong, a hnh bang phang
Thuy van: Khu at quy hoach chu anh hng cua cac vung
ke can:
b) ieu kien hien trang:
Hien trang s dung at:
Tnh hnh dan c:
Hien trang cac cong trnh kien truc:
Hien trang cac cong trnh ky thuat ha tang:
- Hien trang giao thong: Trong gii han khu vc a co ng giao
thong tng oi hoan thien.
- Qui hoach chieu cao va thoat nc ma:
- Hien trang cap thoat nc:
- Hien trang cap ien:
- Hien trang thoat nc ban:
3) Muc tieu cua au t d an:
Nham thoa nam ve nhu cau nha cho cac tang lp nhan
dan, ac biet la cac oi tng co thu nhap thap, va dien giai
toa theo chu trng chnh sach cua Nha nc.
Qua phan tch cho thay viec trien khai d an au t Chung c cao
la rat cap bach, phu ho quy hoach gop phan giai quyet van e
dan so o th.

CHNG II: HNH THC AU T, CONG SUAT.

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1) Hnh thc au t:
Hien trang khu at au t la at trong. V vay, hnh thc au t
la au t xay dng mi
2) Cong suat phuc vu:
Tong so can ho
Loai can ho
A
B
B1
C
C1
C2

Dien tch (m2)

3) Phng an a iem:
a) Gii thieu a iem:
b) V tr va ac iem khu at:
c) Phan tch la chon a iem:

CHNG III: CHNG TRNH SAN XUAT VA

CAC YEU CAU AP NG.
1) C cau cac san pham va la chon c cau san pham hp ly:
a) Cac ch tieu quy hoach at c: Xem bang Cac ch tieu kinh te
ky thuat
Tong dien tch at (m2)
:
Trong o:
at xay dng (m2)
:
at hanh lang cay xanh (m2)
:
at ng giao thong noi bo (m2) :
b) Cac ch tieu khac: Xem bang Cac ch tieu kinh te ky thuat
Mat o xay dng bnh quan (%)
:
Tang cao cong trnh (tang)
:
c) Hanh lang cay xanh:. Xem bang Cac ch tieu kinh te ky thuat
Dien tch cay xanh bo tr doc hanh lang cac khu nha va doc theo
ng no bo trong khu nha . Dien tch cay xanh bnh quan
2) Lch van hanh va khai thac:
Trong qua trnh hoat ong san xuat kinh doanh theo ke hoach kinh
doanh th bat au t nam 2 th bat au ban nha en nam th 5 d
kien se ban xong vi gia ban tng loai can ho co bang D
kien doanh thu.
3) Ke hoach va chng trnh tieu thu san pham:
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Qua ket qua phan tch th trng nh a trnh bay tren cho
thay nhu cau nha hien nay la rat cao nen lng khach mua cac
can ho nhieu. Tuy th hieu cua khach hang nha thiet ke a
thiet ke ra 6 loai can ho vi tien nghi va gia ca khac nhau e
ap ng cho khach hang. Chnh v vay kha nang tieu thu san
pham cao, thi gian hoan von nhanh.
4) Tong mc au t xay dng cong trnh:
Dien tch xay dng (m2)
:
Tang cao (tang)
:
Tong dien tch san xay dng (m2) :
Kinh ph au t va xay dng (1000 ):

Chi ph en bu giai phong mat bang

Chi ph en bu giai toa

d an, t van au t va chi ph khac

: Xem bang Chi ph quan ly

Tien s dung at
d an, t van au t va chi ph khac

: Xem bang Chi ph quan ly

Chi ph d phong
Xem bang Tong mc au t

CHNG IV: XAC NH NGUON VON VA QUY MO VON

CHO D AN.
1) Xac nh nguon von:
Tong mc au t cua d an la: Xem bang Tong mc au t
Cong ty s dung nguon von e au t xay dng t cac nguon
sau ay:
Von cong ty: Xem bang d kien nguon von
Von vay ngan hang: Xem bang d kien nguon von
2) Cac bien phap thu hut nguon von:
Da vao nhu cau thc te ve nha tai a phng trong qua
trnh o th hoa hien nay va nhu cau nha cua ngi dan tai a
phng. V vay nhu cau ve nha cua cac oi tng la het sc
can thiet.
e ap ng nhu cau tren, cong ty co gang hoan thanh sm
thu tuc phap ly e trien khai au t xay dng. Sau khi c c quan
ch nang cap giay phep xay dng, cong ty se gii thieu tren cac
phng tien thong tin ai chung ve khu chung c cao tang nay va
ong thi cho khach hang co nhu cau ang ky mua can ho.
Bang nguon von au t
n v tnh:
ong
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St
t
1
2
3

Khoan muc

Ty trong
(%)

Tong so tien
D an A
D an B

Von cua doanh nghiep

Von vay ngay hang
Von huy ong cua
khach hang
Tong cong

CHNG V: PHAN TCH HIEU QUA TAI CHNH, HIEU

QUA KINH TE VA XA HOI CUA D AN
1) Xac nh doanh thu cho d an:
Tren c s cac thong tinh d bao t nay cho en nam 2010, phan
tch tnh hnh phat trien kinh te tai a phng cho thay nhu cau thc
te ve nha la rat ln.
Can c quy mo cua d an, d kien au t xay dng va hoan
chnh can ho va he thong ha tang ky thuat, cong vien cay xanh
va kinh doanh di hnh thc ban can ho.
Tong dien tch xay dng la
s dung nguon von t co,
von huy ong cua khach hang va von vay ngan hang e au t
xay dng hoan chnh can ho va he thong ha tang k thuat bao
gom: San lap mat bang, giao thong, xay dng cac he thong thoat
nc ma, cap ien, cap nc, thoat nc ban, cong vien cay
xanh.
Tren c s he thong ha tang ky thuat tot, cac can ho c
xay dng hoan chnh, khang trang va hien ai, t o se len ke
hoach ban can ho.
n gia ban tng loai can ho theo tang cao vi gia c trnh
bay bang Ga thanh
2) D tru cac khoan muc chi ph:
a) Chi ph hoat ong:
D tru khoan chi ph nay khoang la 2% doanh thu:
Chi ph nay c san eu trong 5 nam:
b) Chi ph tuyen truyen quang cao:
D tru khoan chi ph nay khoan la 0,2% doanh thu:
Chi ph nay c san eu trong 5 nam:
3) Phan tch hieu qua tai chnh cua d an:
a) Ch tieu NPV:
n
C + Rt
NPV = t
t
t =0 (1 + r )
Trong o:
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Rt : Khoan thu nhap nam t (tr lai vay)

Ct : Chi ph cua d an nam t
r
: Suat chiet khau
b) Ch tieu IRR:
n
R + Ct
NPV = t
=0
t
t 0 (1 + IRR )

IRR = IRR1 + ( IRR2 IRR1 )

NPV1
NPV1 + NPV2

Trong o:
IRR1 : Gia tr bat ky sao cho NPV1>0
IRR2 : Gia tr bat ky sao cho NPV2<0
Ket qua phan tch cho ta cac ch tieu hieu qua ve Tai chnh
Kinh te nh sau:
Hien gia thu hoi NPV>0; Suat thu hoi noi tai > lai suat ngan
hang; D an co tnh kha thi au t
4) Phan tch o nhay tai chnh cua d an:
Nhng yeu to au vao, au ra cung vi mot so thong so
lam c s tnh toan ch la gia tr c toan gia nh trong thi
iem lap d an. Trong tng lai, khi ma d an i vao hoat ong kinh
doanh th nhng so lieu nay kho co the chnh xac va trung hp
vi cac tnh huong dien bien c gia nh. Hn na trong qua trnh
van hanh d an co the gap nhng van e nay sinh ma qua trnh
lap d an cha lng c het. Do vay se lam bien ongli ch
cua d an, tham ch co the dan en vo hieu hoa hieu qua va
kha thi cua d an. Do o e am bao tnh kha thi cua d an th
phai phan tch o nhay cua d an.
Phan tch o nhay cua d an au t bang cach gia nh co s
thay oi cac yeu to au vao, au ra lam anh hng en ch tieu
IRR va NPV theo chieu hng bat li. d an au t c tien
hanh phan tch o nhay d an theo hng bat li vi gia nh tang
va giam gia ban nh trong bang Phan tch o nhay
5) Phan tch hieu qua kinh te xa hoi cho d an:
D an au t xay dng chung la mot d an hoan toan kha thi
ve mat ky thuat, moi trng, tai chnh, ong thi cung mang lai
hieu qua kinh te xa hoi nh sau:
Cac khoan ngan sach nop cho nha nc:
D an au t xay dng chung khi s dung von au t a phai
chu thue GTGT au vao va c a vao d toan xay lap. D
an co kinh doanh can ho, khi phat sinh doanh thu phai tnh thue
GTGT au ra. Thue GTGT phai nop la phan chenh lech dng gia
thue GTGT au ra tr i thue GTGT au vao.
Thue VAT au vao
:
Thue VAT au ra
:
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Thue thc nop

:
Va mot so khoan khac nh :
Tien s dung at phai nop :
Thue trc ba
:
Viec lam va thu nhap ngi lao ong:
Qua trnh d an em lai cong an viec lam cho mot so lc
lng ang ke Can bo cong nhan vien, Ky s cong nhan trong
mot thi gian dai.
Sau khi d an chuyen sang giai oan khai thac on nh, se tao
c cong an viec lam on nh cho lc lng bao ve, nhan vien
quan ly ky thuat, nhan vien bao dng, van hanh
D an i vao hoat ong se giai quyet cho cho nhieu
ngi dan.
Nhng li ch khac:

Tao my quan o th, gop phan vao qua trnh o th hoa.

ap ng nhu cau nha cho ngi dan, ac biet la nhng

ngi dan co thu nhap thap.
Tang cng he thong ha tang ky thuat cho khu vc: xay
dng he thong va he, giao thong noi bo, tram bien the, thong tin
lien lac, va cac dch vu thng mai phat trien, tang cng quan ly
an ninh chnh tr tai a phng.
Nang cao nang lc quan ly, thc hien va ieu hanh cac d
an sau nay, ao tao oi ngu can bo co kinh nghiem trong viec
phat trien au t xay dng trong giai oan mi, giai oan c che th
trng, hoi nhap vi kinh te at nc.
Gop phan ay nhanh toc o phat trien o th theo ung
chu trng cua chnh phu.
Tng bc thc hien chng trnh gian dan nham giam bt
ap lc ve dan so trong khu vc.
Tao ra mot quy nha co ay u c s ha tang ky thuat,
gop phan vao viec gia quyet nhu cau nha ang ngay cang gia
tang.
Anh hng cua d an en moi trng sinh thai:

Tang cng nguon nc sach.

Tang my quan o th, trong cay xanh gop phan ieu tiet
khong kh sach va du mat.
Cai thien ieu kien ve sinh moi trng va y te khu vc.
Cai thien he thong thoat nc ma chung va x ly he
thong nc thai tot nh he thong x ly nc bang ham t hoai.
Tang cng an toan phong chong chay no.

KET LUAN VA KIEN NGH

1) Ket luan:
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Qua phan tch hieu qua Tai chnh Kinh te - Xa hoi cua 2 d an A
va B, ta thay: hien gia thu hoi NPV luon dng (NPV > 0); suat thu hoi
noi bo luon ln hn lai suat ngan hang (IRR > r) D an co tnh
kha thi au t.
Qua phan tch hieu qua Tai chnh Kinh te - Xa hoi cua 2 d an A
va B, ta thay: d an A co NPVB > NPVA, li nhuan d an B > d an A
nen d an B ang gia hn, ang au t .
2) Kien ngh:
Nhanh chong hoan thien cac thu tuc phap ly e D an sm
c thc hien.
e ngh cac Ngan hang, to chc tai chnh tao ieu kien cho
chu au t c vay von cung nh huy ong nguon von kp thi e
thc hien d an.
Tch cc quang ba d an nay sm va en nhieu oi tng
tieu dung tren a ban. V hien nay thong tin ve khu dan c cha
that s en ung oi tng co nhu cau.
Tranh qua nhieu khau trung gian lam cho gia can ho b ay len
qua cao.
Phai nhanh chong au t xay dng sm e tan dung u the ve
mat thi gian so vi cac d an khac.

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